# 5 bedroom barn conversion for sale (WA16 7AU) ## Property Details | Key | Value | |-----|-------| | Address | THE CORNER BARN, 7 NOON SUN FARM, NOAHS ARK LANE, KNUTSFORD, MOBBERLEY, CHESHIRE WA16 7AU | | Price | £1,250,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: before 1900 | | Floor area | 203 m² | | Last sold | £600,000 May 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 08/02/2036 - **Current heating cost:** £958/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2101-7520-2106-5981) ## Description A beautifully presented and significantly enhanced barn conversion extending to over 2,600 sq ft, Corner Barn offers an exceptional blend of charm, character and contemporary living. Thoughtfully remodelled, the home provides light-filled, free-flowing accommodation designed for modern family life, while retaining the warmth and individuality expected from a property of this kind. The accommodation is spacious and versatile, arranged over three floors. The ground floor centres around a superb open-plan family dining kitchen, finished to a high specification with a range of top-end appliances including two ovens, a combination oven, an integral coffee machine, wine cooler and ‘Quooker’ tap, and ample space for everyday living and entertaining, complemented by a separate dining hall, generous lounge with garden access, utility room and WC. To the first floor there is a principal bedroom suite with dressing room and en-suite, a large guest bedroom with en-suite, a further bedroom, study and a family bathroom. The second floor provides an additional bedroom and useful storage space, ideal for guests, older children or a hobby area. The enclosed garden provides a private and secure space for relaxation and family enjoyment, easily accessed from both the kitchen and the main living area. The accommodation throughout is well-proportioned and flexible, making it ideal for growing families or those seeking adaptable living space. Parking and a double garage are located just a few paces from the property. Behind the garage lies an additional private paddock, offering further outdoor potential, along with access to a shared paddock used by the residents of Noon Sun Farm. Set along a quiet and highly regarded country lane on the border of Mobberley and Great Warford, the property enjoys attractive views across open fields, creating a peaceful semi-rural atmosphere. Despite its tranquil setting, Corner Barn is just minutes from Mobberley village and its popular pubs and amenities, with Knutsford, Alderley Edge and Wilmslow all within easy reach. Combining rural charm with high-quality modern upgrades in a sought-after location, Corner Barn presents a rare opportunity to acquire a distinctive and spacious home in the heart of Cheshire’s countryside. EPC Rating: B ## Property Photos - ![Photo](/listings/photos/172445708/28684) - ![Photo](/listings/photos/172445708/28686) - ![Photo](/listings/photos/172445708/28688) - ![Photo](/listings/photos/172445708/28689) - ![Photo](/listings/photos/172445708/28691) - ![Photo](/listings/photos/172445708/28693) - ![Photo](/listings/photos/172445708/28694) - ![Photo](/listings/photos/172445708/28695) - ![Photo](/listings/photos/172445708/28696) - ![Photo](/listings/photos/172445708/28697) - ![Photo](/listings/photos/172445708/28698) - ![Photo](/listings/photos/172445708/28699) - ![Photo](/listings/photos/172445708/28700) - ![Photo](/listings/photos/172445708/28702) - ![Photo](/listings/photos/172445708/28704) - ![Photo](/listings/photos/172445708/28706) - ![Photo](/listings/photos/172445708/28708) - ![Photo](/listings/photos/172445708/28710) - ![Photo](/listings/photos/172445708/28712) - ![Photo](/listings/photos/172445708/28713) - ![Photo](/listings/photos/172445708/28714) - ![Photo](/listings/photos/172445708/28715) - ![Photo](/listings/photos/172445708/28716) - ![Photo](/listings/photos/172445708/28717) - ![Photo](/listings/photos/172445708/28718) - ![Photo](/listings/photos/172445708/28719) - ![Photo](/listings/photos/172445708/28720) - ![Photo](/listings/photos/172445708/28721) - ![Photo](/listings/photos/172445708/28722) - ![Photo](/listings/photos/172445708/28723) - ![Photo](/listings/photos/172445708/28724) - ![Photo](/listings/photos/172445708/28725) - ![Photo](/listings/photos/172445708/28726) - ![Photo](/listings/photos/172445708/28727) ## Floorplans - ![All](/listings/photos/172445708/28728) - All ## EPC Graphs - ![EPC 1](/listings/photos/172445708/28729) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 NOON SUN FARM THE CORNER BARN NOAHS ARK LANE, MOBBERLEY, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 7AU | £600,000 | 12/05/2005 | Detached | | 7 NOON SUN FARM THE CORNER BARN NOAHS ARK LANE, MOBBERLEY, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 7AU | £440,000 | 03/01/2002 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £827,200 (10 Other, WA16, 2024–2026) - **Deviation:** +51.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/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:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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.* ## Price per Square Metre - **£/m²:** £6,158/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -71.7% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of March 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 22.9% - **10y growth (index):** 52.2% ## 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)