# 4 bedroom semi-detached house for sale (WA16 7AU) ## Property Details | Key | Value | |-----|-------| | Address | THE MIDDLE BARN, 6 NOON SUN FARM, NOAHS ARK LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7AU | | Price | £980,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Last sold | £855,000 Feb 2026 | ## Description PRESTIGIOUS FOUR BEDROOM BARN CONVERSION - DESIRABLE SEMI RURAL MOBBERLEY, KNUTSFORD Nestled in a highly desirable, semi rural pocket of the village of Mobberley, Knutsford, this beautifully presented four bedroom barn conversion represents the pinnacle of luxury country living. Driveway leading to double garage, this residence is positioned within extensive, lawned gardens to both front and rear elevations, further complimented by access to a communal paddock Stepping inside you you are welcomed by a spacious dining hallway, rich in character with exposed ceiling beams and direct door to access to rear garden, creating an unforgettable first impression. The principle formal lounge is a grand yet cozy sanctuary, boasting a feature wood burner inset into chimney breast with an attractive fireplace serving as a stunning focal point. This magnificent room is flooded with natural light from glazed doors opening both to the front and rear elevations. At the heart of the home is a premium dining kitchen, with a range of built in appliances, central island, and a glazed door leading seamlessly to the rear garden. The ground floor footprint is completed with a practical utility room, a dedicated home office with fitted furniture and a substantial bedroom two/Guest suite with its own En-suite shower room Ascending to the first floor landing, the property opens into a sensational master bedroom suite, with a dedicated dressing room housing an extensive range of built in wardrobes and En-suite shower room. Two further bedrooms are located on this level, both served by a family bathroom Externally extensive lawned gardens to both front and rear elevations and paved seating areas, perfectly configured for alfresco entertaining and summer relaxation Description Ground floor Dining hallway Door to front elevation, glazed floor to ceiling windows to rear elevation, glazed door to rear, stairs to first floor, understairs storage cupboard. ceiling beams, inset ceiling lights, further storage cupboard, two column style central heating radiators Downstairs W.C. Modesty double glazed window to front elevation, low level W.C.wood panelling to dado rail, wall mounted wash hand basin, central heating radiator Lounge Feature log burner inset into chimney breast with fireplace, ceiling beams, inset ceiling lights, a range of built in display shelving to side of chimney breast, two column style central heating radiators, glazed doors leading to rear, two floor to ceiling windows to front elevation, glazed door to front elevation, T.V. point Dining kitchen Comprehensive range of base and wall units with Quartz worktop over housing one and a half bowl stainless steel sink unit and single side drainer, built in range style cooker, dishwasher, fridge/freezer, inset ceiling lights, tiled floor, central heating radiator, arched window to front elevation, ceiling beams, two floor to ceiling windows to rear, glazed door leading to rear Utility room Range of base and wall units with worktop over housing stainless steel ink unit and single side drainer, mixer tap, space for washing machine and dryer, tiled floor, wall mounted central heating boiler. dor leading to rear elevation Office Window to front elevation, Built in desk, base and wall cupboards, central heating radiator Bedroom two/Guest bedroom Double opening glazed doors leading to rear, central heating radiator, ceiling beams En-suite shoer room Modesty glazed window to front elevation, low level W.C. pedestal wash hand basin, shower cubicle, fully tiled housing shower, tiled floor, heated towel rail. complementary tiling, inset ceiling lights First floor Landing Window to rear elevation, shelved storage cupboard, inset ceiling lights and beams Master suite Master bedroom Ceiling beams, windows to front elevation with plantation shutters fitted, column style central heating radiator. Open to: Dressing room Two windows to rear elevation, fitted with plantation shutters, column style central heating radiator, comprehensive range of built in wardrobes housing hanging rail and storage En- suite shower room Modesty glazed window to rear elevation, complementary tiling, low level W.C. pedestal wash hand basin, fully tiled shower cubicle housing shower, inset ceiling lights, heated towel rail Bedroom three Window to front elevation with plantation shutter fitted, column style central heating radiator, ceiling beams and a range of built in wardrobes Bedroom four Window to front elevation, plantation shutters fitted, column style central heating radiator, ceiling beam and T.V. point Family bathroom Modesty double glazed window to rear elevation, panelled bath with mixer tap and shower over, shower screen, pedestal wash hand basin, low level W.C. tiled floor, ceiling beam and inset ceiling lights, heated towel rail Outside Extensive lawned gardens to both front and rear elevations, range of flower/shrub borders, paved patio seating areas. Driveway providing ample off road parking, leading to double garage set within a block of four garages. Access to communal paddock SERVICES Mains electricity, gas, water and drainage TENURE Leasehold COUNCIL TAX BAND EPC rating D **Disclaimer** Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate. **Money Laundering Regulations** Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances. ## Property Photos - ![Photo](/listings/photos/92128641/1965849) - ![Photo](/listings/photos/92128641/1965850) - ![Photo](/listings/photos/92128641/1965851) - ![Photo](/listings/photos/92128641/1965852) - ![Photo](/listings/photos/92128641/1965853) - ![Photo](/listings/photos/92128641/1965854) - ![Photo](/listings/photos/92128641/1965855) - ![Photo](/listings/photos/92128641/1965856) - ![Photo](/listings/photos/92128641/1965857) - ![Photo](/listings/photos/92128641/1965858) - ![Photo](/listings/photos/92128641/1965859) - ![Photo](/listings/photos/92128641/1965860) - ![Photo](/listings/photos/92128641/1965861) - ![Photo](/listings/photos/92128641/1965862) - ![Photo](/listings/photos/92128641/1965863) - ![Photo](/listings/photos/92128641/1965864) - ![Photo](/listings/photos/92128641/1965865) - ![Photo](/listings/photos/92128641/1965866) - ![Photo](/listings/photos/92128641/1965867) - ![Photo](/listings/photos/92128641/1965868) ## Floorplans - ![Floorplan 1](/listings/photos/92128641/1965869) - Floorplan 1 ## EPC Graphs - ![Screenshot (124).png](/listings/photos/92128641/1965870) - Screenshot (124).png ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14366498 - **Address:** 6 Noon Sun Farm, Noahs Ark Lane, WA16 7AU - **Certificate Issued:** 20/12/2020 - **Work Completed:** 11/12/2020 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 NOON SUN FARM THE MIDDLE BARN NOAHS ARK LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7AU | £855,000 | 17/02/2026 | Terraced | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £481,162 (28 Semi-detached, WA16, 2024–2026) - **Deviation:** +103.7% ## 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:** 41.1% - **10y growth:** 13.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of May 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 25.6% - **10y growth (index):** 55.1% ## 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)