# 4 bedroom detached house for sale (WA16 9RB) ## Property Details | Key | Value | |-----|-------| | Address | Holmes Chapel Road, Over Peover, WA16, WA16 9RB | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 3 | ## Description A handsome and charming detached barn conversion displaying rustic charm with modern comforts, updated and refurbished by the current owners with spacious and well balanced accommodation over two floors. Situated in a fantastic plot with large mature gardens which have been beautifully landscaped, the house is approached up a private driveway, with an attractive triple car port which boasts a superb one bedroom guest apartment above, positioned in the very popular Over Peover parish. The house is entered through a solid oak door with glazed surround into a galleried dining hall which provides a central hub to the house, leading to the family room with a feature open fire with exposed brick surround, and the breakfast/kitchen with a handcrafted country style kitchen with quartz work surfaces, Belfast sink, and an AGA cooker which is recessed into a feature exposed brick wall. There is a separate utility room off the kitchen, and to the other side of the house is an impressive formal living room with feature fireplace and french doors leading onto the patios and garden, the ground floor also has a study and w.c. Accessed via an Oak staircase is the first floor galleried landing, providing access to the four bedrooms and three bathrooms, all of which have been refurbished by the current owner. The principle bedroom at one end of the house offers great space and benefits from a walk in wardrobe and generous en suite bathroom, the second bedroom also benefits from a beautifully fitted en suite shower room, and the further two bedrooms share the family bathroom. Externally the property is accessed via a private driveway which has recently been resurfaced, providing ample parking space, a triple oak framed car barn with fabulous ancillary accommodation above with exposed oak details and vaulted ceilings, including a kitchen/living area, bedroom, and w.c. The gardens have been re designed with porcelain tiled patio areas and paths with contrasting edging, a large lawn and mature borders, they offer great privacy. EPC Rating: D ## Property Photos - ![Photo 22](/listings/photos/160664096/36342) - Photo 22 - ![Photo 21](/listings/photos/160664096/36343) - Photo 21 - ![Photo 31](/listings/photos/160664096/36344) - Photo 31 - ![Photo 32](/listings/photos/160664096/36345) - Photo 32 - ![Photo 15](/listings/photos/160664096/36346) - Photo 15 - ![Photo 36](/listings/photos/160664096/36347) - Photo 36 - ![Photo 37](/listings/photos/160664096/36348) - Photo 37 - ![Photo 14](/listings/photos/160664096/36349) - Photo 14 - ![Photo 39](/listings/photos/160664096/36350) - Photo 39 - ![Photo 12](/listings/photos/160664096/36351) - Photo 12 - ![Photo 35](/listings/photos/160664096/36352) - Photo 35 - ![Photo 27](/listings/photos/160664096/36353) - Photo 27 - ![Photo 16](/listings/photos/160664096/36354) - Photo 16 - ![Photo 28](/listings/photos/160664096/36355) - Photo 28 - ![Photo 34](/listings/photos/160664096/36356) - Photo 34 - ![Photo 33](/listings/photos/160664096/36357) - Photo 33 - ![Photo 21](/listings/photos/160664096/36358) - Photo 21 - ![Photo 25](/listings/photos/160664096/36360) - Photo 25 - ![Photo 26](/listings/photos/160664096/36362) - Photo 26 - ![Photo 22](/listings/photos/160664096/36363) - Photo 22 - ![Photo 19](/listings/photos/160664096/36366) - Photo 19 - ![Photo 23](/listings/photos/160664096/36367) - Photo 23 - ![Photo 24](/listings/photos/160664096/36370) - Photo 24 - ![Photo 20](/listings/photos/160664096/36371) - Photo 20 - ![Photo 43](/listings/photos/160664096/36373) - Photo 43 - ![Photo 41](/listings/photos/160664096/36377) - Photo 41 - ![Photo 45](/listings/photos/160664096/36379) - Photo 45 - ![Photo 44](/listings/photos/160664096/36383) - Photo 44 - ![Photo 11](/listings/photos/160664096/36387) - Photo 11 - ![Photo 1](/listings/photos/160664096/36391) - Photo 1 - ![Photo 10](/listings/photos/160664096/36395) - Photo 10 - ![Photo 17](/listings/photos/160664096/36399) - Photo 17 - ![Photo 18](/listings/photos/160664096/36403) - Photo 18 - ![Photo 26](/listings/photos/160664096/36408) - Photo 26 ## Floorplans - ![All](/listings/photos/160664096/36412) - All ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** +18.4% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12% - **10y growth:** 31.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)