# 6 bedroom detached house for sale (WA16 7DB) ## Property Details | Key | Value | |-----|-------| | Address | FIVE ACRES, PADDOCK HILL, KNUTSFORD, MOBBERLEY, CHESHIRE WA16 7DB | | Price | £1,750,000 | | Bathrooms | 5 | | Council tax | H | | Last sold | £770,000 Jun 2004 | ## Description Fiveacres is a substantial detached six bedroom family home with a large outbuilding (approx 3337sqft of residential accommodation with a further 2000sq ft of useful outbuildings) suitable for conversion (subject to the necessary planning permissions) in a delightful semi rural and private location, with lovely mature gardens and paddock land, extending in total to approximately five acres. The property has its permitted development rights retained enabling potential additional extensions. Being within easy reach of the bustling town of Wilmslow with a variety of shops and restaurants, the boutique village of Alderley Edge and the market town of Knutsford, its location is highly sought after and ideal for young professional families. Set behind secure remote gates opening onto a long pebble driveway, the expansive front garden is laid mainly to lawn with weeping willows to the front boundary. To the south facing rear is a large flagged terrace overlooking the gardens and providing far reaching views over the paddock land, mature woodland and towards ‘ The Edge ‘. This substantial property offers flexible and spacious accommodation with a welcoming entrance hall having wc, cloaks cupboard and fitted study off. It boasts a particularly generous living room and formal lounge with patio doors overlooking the rear gardens and flooding the room with natural light. The well appointed kitchen again overlooks the rear garden and has utility room and second cloakroom off. The lovely dining room has French doors leading to a private, secluded inner courtyard perfect for al fresco entertaining. **Agents Notes - Hmrc Directive** - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details. Accessed via a private staircase is the superb master bedroom suite offering a large dressing room leading to the beautifully appointed en-suite bathroom. The generous proportions of the bedroom allow for a sitting area to one end, and a delightful, separate sun room with Juliette balcony. Also on the first floor are a further two bedrooms, both having en-suites. On the ground floor are a further three bedrooms, one being en-suite, and the family bathroom. The large brick built outbuilding comprises carport, large store room, chicken coop and stable block. Within the paddock area is a hay store. With access to two local bridle paths this stunning property in a beautiful location is perfect for the family with equestrian interests. ## Property Photos - ![Photo](/listings/photos/163927886/24826) - ![Photo](/listings/photos/163927886/24828) - ![Photo](/listings/photos/163927886/24830) - ![Photo](/listings/photos/163927886/24831) - ![Photo](/listings/photos/163927886/24833) - ![Photo](/listings/photos/163927886/24836) - ![Photo](/listings/photos/163927886/24838) - ![Photo](/listings/photos/163927886/24839) - ![Photo](/listings/photos/163927886/24842) - ![Photo](/listings/photos/163927886/24843) - ![Photo](/listings/photos/163927886/24845) - ![Photo](/listings/photos/163927886/24847) - ![Photo](/listings/photos/163927886/24849) - ![Photo](/listings/photos/163927886/24851) - ![Photo](/listings/photos/163927886/24853) - ![Photo](/listings/photos/163927886/24855) - ![Photo](/listings/photos/163927886/24857) - ![Photo](/listings/photos/163927886/24860) - ![Photo](/listings/photos/163927886/24862) - ![Photo](/listings/photos/163927886/24865) - ![Photo](/listings/photos/163927886/24868) - ![Photo](/listings/photos/163927886/24871) - ![Photo](/listings/photos/163927886/24874) - ![Photo](/listings/photos/163927886/24877) - ![Photo](/listings/photos/163927886/24879) - ![Photo](/listings/photos/163927886/24881) - ![Photo](/listings/photos/163927886/24883) - ![Photo](/listings/photos/163927886/24886) - ![Photo](/listings/photos/163927886/24888) - ![Photo](/listings/photos/163927886/24890) - ![Photo](/listings/photos/163927886/24891) - ![Photo](/listings/photos/163927886/24893) - ![Photo](/listings/photos/163927886/24895) - ![Photo](/listings/photos/163927886/24897) - ![Photo](/listings/photos/163927886/24899) - ![Photo](/listings/photos/163927886/24901) - ![Photo](/listings/photos/163927886/24903) - ![Photo](/listings/photos/163927886/24905) - ![Photo](/listings/photos/163927886/24906) - ![Photo](/listings/photos/163927886/24909) - ![Photo](/listings/photos/163927886/24911) - ![Photo](/listings/photos/163927886/24913) - ![Photo](/listings/photos/163927886/24915) - ![Photo](/listings/photos/163927886/24916) - ![Photo](/listings/photos/163927886/24919) - ![Photo](/listings/photos/163927886/24921) - ![Photo](/listings/photos/163927886/24923) - ![Photo](/listings/photos/163927886/24926) - ![Photo](/listings/photos/163927886/24928) - ![Photo](/listings/photos/163927886/24932) - ![Photo](/listings/photos/163927886/24935) - ![Photo](/listings/photos/163927886/24939) ## Floorplans - ![Floorplan 1](/listings/photos/163927886/24942) - Floorplan 1 - ![Floorplan 2](/listings/photos/163927886/24945) - Floorplan 2 ## EPC Graphs - ![EE Rating](/listings/photos/163927886/24963) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | FIVE ACRES PADDOCK HILL, MOBBERLEY, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 7DB | £770,000 | 25/06/2004 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +102.2% ## 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).* ## 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 | |------|------|------|------|------| | 2 Bed Terraced House, Brook Lane, SK9 | £1,500/mo | 2 | 1.01 miles | OpenRent | | 2 Bed Terraced House, Crofters Green, SK9 | £1,800/mo | 2 | 1.22 miles | OpenRent | **Average rent: £1,650/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £206,250 - **Target investor price (1%):** £165,000 *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 £1,650/mo).* - **Gross yield:** 1.1% - **Cost-to-rent:** 88.4× - **Monthly cashflow:** £-5,432/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.8% *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:** 22.7% - **10y growth:** 58.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)