# 6 bedroom barn conversion for sale (SK10 5XL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Hooleyhey Lane, Rainow, SK10, SK10 5XL |
| Price | £2,500,000 |

## Description

Positioned above the water's edge and surrounded by open countryside, this remarkable barn conversion occupies a setting that feels far removed from everyday life, yet remains within easy reach of Macclesfield and the wider Cheshire villages. The approach alone sets the tone. A winding lane leads through the landscape before revealing a home that sits quietly within it, framed by rolling hills, woodland and uninterrupted views across the reservoir.

Extending to approximately 5,500 sq ft, Forest Barn represents a thoughtful restoration of a historic agricultural building, combining the scale and character of the original structure with a carefully considered contemporary interior. Exposed stonework, vaulted ceilings and original timber beams provide a constant connection to the building's heritage, whilst the accommodation has been designed entirely around the way people live today.

At the heart of the home is a collection of impressive living and entertaining spaces. A bespoke kitchen flows into generous dining and sitting areas beneath dramatic vaulted ceilings, creating spaces equally suited to large gatherings or quieter evenings with family and friends. A separate formal dining room offers a more intimate setting for entertaining, whilst the wine library provides a natural focal point for those who enjoy hosting.

Beyond the principal living areas, the design places equal emphasis on wellbeing, relaxation and flexibility. A dedicated thermal suite incorporates sauna and cold water therapy facilities alongside a private gym, creating a space focused on recovery and wellness. Elsewhere, a cinema room, home office and a range of versatile reception areas allow the property to adapt effortlessly to modern family life.

The bedroom accommodation is arranged to provide both privacy and flexibility, with six bedrooms in total, including a principal suite complete with dressing room and luxurious en suite facilities. The layout also lends itself well to multi generational living, guest accommodation or extended family visits.

What makes Forest Barn particularly special, however, is the relationship between the home and its surroundings. Every aspect of the design seeks to draw the landscape inward, whether through carefully positioned windows, double height volumes or the considered use of natural materials and textures. The result is a home that feels deeply connected to its environment, offering a rare balance between architectural design, modern luxury and the natural beauty of the Peak District fringe.

Forest Barn is more than a barn conversion. It is a private countryside retreat, designed for those seeking space, privacy and a lifestyle shaped by the landscape around them.

Development is now underway, with Forest Barn expected to be delivered late 2026 - early 2027. As the transformation progresses, further details, imagery and opportunities to register interest will be released, offering a first look at one of Cheshire's most ambitious and thoughtfully designed countryside homes. Get in touch for pre-release enquiries and site visits. 

Tenure: Freehold,

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/89245200/605334) - Floorplan

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| GREENBOOTH FARM SALTERSFORD, RAINOW, MACCLESFIELD, CHESHIRE EAST, SK10 5XL | £899,000 | 28/11/2025 | Other |

**Area average:** £899,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £1,415,975 (16 Other, SK10, 2024–2026)
- **Deviation:** +76.6%

## 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 Cheshire (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, Hulley Place, SK10 | £950/mo | 1 | 3.66 miles | OpenRent |
| 1 Bed Flat, Lansdowne Street, SK10 | £595/mo | 1 | 3.86 miles | OpenRent |
| 1 Bed Flat, Lansdowne Street, SK10 | £480/mo | 1 | 3.86 miles | OpenRent |
| 2 Bed Terraced House, Vernon Street, SK10 | £795/mo | 2 | 4 miles | OpenRent |

**Average rent: £705/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.03% (weak for cashflow)
- **Max investor price (0.8%):** £86,875
- **Target investor price (1%):** £69,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £695/mo).*

- **Gross yield:** 0.3%
- **Cost-to-rent:** 299.8×
- **Monthly cashflow:** £-9,245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -15.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 93.1%
- **10y growth:** 415816.7%

## 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)