# 6 bedroom house for sale (CW5 8AY) ## Property Details | Key | Value | |-----|-------| | Address | PINNACLE HOUSE, COOLE LANE, NANTWICH, NEWHALL, CHESHIRE EAST CW5 8AY | | Price | £1,750,000 | | Council tax | G | | Construction age | England and Wales: 2003-2006 | | Floor area | 374 m² | | Last sold | £1,400,000 Oct 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/01/2032 - **Current heating cost:** £1,180/year - **Est. upgrade cost to C:** £32,100 ### Recommendations - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8132-3629-1100-0758-2296) ## Description Set around 4 miles south of the historic town of Nantwich, famous for its abundance of Tudor and Georgian architecture and one of the highest concentrations of listed buildings in England. The property sits in a truly rural setting with open views over Cheshire countryside. Pinnacle House is a unique and bespoke barn conversion that was sympathetically converted to provide a substantial family home combining both modern, contemporary living while having retained and highlighted some of the barns character and features. Set behind electric opening gates the home sits in a total plot of just over 6 acres. A sweeping driveway provides ample parking for a number of vehicles which in turn leads to a substantial enclosed garden with private area to the side as well as a well equipped outdoor kitchen perfect for entertaining. The land would be perfect for those looking for potentially a small equestrian property. The home itself is divided amongst the main barn and separate annex all of which in total extends to nearly 6000 sq ft. The main residence sits over two floors and and is impeccably decorated and styled and offers flexibility to live in a number of ways dependent on individual requirements. The vaulted entrance hallway provides the perfect entrance to such a home with cloakroom and three reception rooms currently laid out as games room, drawing room and formal dining room off. The real heart of this home is centred around an exquisite kitchen with Quartz worktops and a range of integrated Neff appliances as well as a central island unit with breakfast bar and doors out to the rear. Off the kitchen is an inner hall with shower room and utility room. Access can be gained to the first floor through 1 of 4 different bespoke stair cases. One off the rear hall provides direct access to bedroom four. One from the hallway leads into bedroom one with Jack and Jill En-suite access to bedroom 5 or alternatively could be used as a dressing room and form part of bedroom one. A third stair case leads onto a landing which provides direct access to both bedroom 2 and 3 with family bathroom also off. The detached annex is set over two floors. To the ground floor is a double garage and large entertaining area with well equipped outdoor kitchen as well as store room and shower room. To the first floor there is a great sized open plan kitchen living area as well as additional reception room currently setup as home office but would be perfect as a bedroom as part of the annex. **Entrance Hall** - **Games Room** - 7.16m x 4.78m (23'6" x 15'8") - **Dining Room** - 5.66m x 4.01m (18'7 x 13'2) - **Sitting Room** - 6.71m x 4.72m (22'0 x 15'6) - **Kitchen** - 6.55m x 4.78m (21'6 x 15'8) - **Dining Area** - 6.60m x 2.64m (21'8 x 8'8) - **Shower Room** - **Bedroom One** - 6.40m x 4.80m (21' x 15'9) - **Bedroom Four** - 4.80m x 4.65m (15'9 x 15'3) - **En-Suite** - 4.22m x 2.64m (13'10 x 8'8) - **Bedroom Five/Dressing Room** - 4.75m x 3.23m (15'7 x 10'7) - **Bedroom Two** - 4.75m x 4.75m (15'7 x 15'7 ) - **Bedroom Three** - 5.13m x 4.83m (16'10 x 15'10) - **Bathroom** - 3.05m x 2.34m (10' x 7'8) - **Exterior** - An intercom controlled automated entrance gate opens to a large sweeping stoned driveway, providing extensive parking and turning space to the front and side which gives access to the Detached Two storey Barn. Formal lawned area with planted borders, large Indian stone flagged terrace. The rear garden enjoys panoramic views over the adjoining grazing paddocks land. **Detached Two Storey Annex** - **Double Garage** - 6.40m x 5.41m (21'0" x 17'9") - **Downstairs Shower/Wc** - **Open Entertaining Space** - 7.19m x 5.36m (23'7" x 17'7") - **First Floor Bedroom/Office** - 6.40m x 3.96m (21'0" x 13'0") - **Kitchen / Living Area** - 8.97m x 3.96m (29'5" x 13'0") - ## Property Photos - ![DJI_0692.jpg](/listings/photos/91605903/1774600) - DJI_0692.jpg - ![DJI_0666.jpg](/listings/photos/91605903/1774601) - DJI_0666.jpg - ![DSC02262.jpg](/listings/photos/91605903/1774602) - DSC02262.jpg - ![DSC02590.jpg](/listings/photos/91605903/1774603) - DSC02590.jpg - ![DSC02610.jpg](/listings/photos/91605903/1774604) - DSC02610.jpg - ![DSC02282.jpg](/listings/photos/91605903/1774605) - DSC02282.jpg - ![DSC02227.jpg](/listings/photos/91605903/1774606) - DSC02227.jpg - ![DSC02222.jpg](/listings/photos/91605903/1774607) - DSC02222.jpg - ![DSC02172.jpg](/listings/photos/91605903/1774608) - DSC02172.jpg - 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PinnacleHousecoolelanenantwich-High.jpg - ![AnnexPinnacleHouse-High.jpg](/listings/photos/91605903/1774668) - AnnexPinnacleHouse-High.jpg ## EPC Graphs - ![EE Rating](/listings/photos/91605903/1774669) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PINNACLE HOUSE COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £1,400,000 | 03/10/2023 | Detached | | PINNACLE HOUSE COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £1,100,000 | 16/05/2019 | Other | | PINNACLE HOUSE COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £930,000 | 13/10/2006 | Detached | | PINNACLE HOUSE COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £295,000 | 31/10/2003 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | WILLOW BROOK COTTAGE SHEPPENHALL LANE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8BW | £640,000 | 19/12/2025 | Other | | SANDFORD BANK COTTAGE WHITCHURCH ROAD, ASTON, NANTWICH, CHESHIRE EAST, CW5 8DB | £295,000 | 11/11/2025 | Other | | ST. JAMES APARTMENTS 1 WREXHAM ROAD, BURLAND, NANTWICH, CHESHIRE EAST, CW5 8NA | £5,000 | 28/02/2025 | Other | | DAIRY HOUSE FARM WRENBURY HEATH ROAD, SOUND, NANTWICH, CHESHIRE EAST, CW5 8BB | £500,000 | 28/02/2025 | Other | | 4 ALDERWOOD CLOSE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8GB | £942,300 | 18/12/2023 | Other | | 2 ALDERWOOD CLOSE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8GB | £557,700 | 18/12/2023 | Other | | THE PINES, BADDINGTON, NANTWICH, CHESHIRE EAST, CW5 8AD | £7,500 | 15/12/2023 | Other | | [Same street] 5 SANDOWN REACH COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £410,000 | 18/08/2023 | Terraced | | THE THATCH INN WREXHAM ROAD, FADDILEY, NANTWICH, CHESHIRE EAST, CW5 8JE | £525,000 | 05/05/2023 | Other | | RYDERS BANK COTTAGE, BRINDLEY, NANTWICH, CHESHIRE EAST, CW5 8HX | £400,000 | 30/12/2022 | Other | | BARNWOOD FARM NANTWICH ROAD, WRENBURY, NANTWICH, CHESHIRE EAST, CW5 8EL | £370,000 | 29/11/2022 | Other | | NANTWICH CANAL CENTRE CHESTER ROAD, ACTON, NANTWICH, CHESHIRE EAST, CW5 8LA | £800,000 | 31/10/2022 | Other | | 28 PINSLEY VIEW, WRENBURY, NANTWICH, CHESHIRE EAST, CW5 8HP | £275,000 | 21/10/2022 | Other | | PARKFIELDS WOODHEY LANE, FADDILEY, NANTWICH, CHESHIRE EAST, CW5 8JJ | £950,000 | 24/06/2022 | Other | | 1 BOUNDARY WAY, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FW | £459,000 | 31/05/2022 | Other | | UPPER GREEN HOUSE WREXHAM ROAD, BURLAND, NANTWICH, CHESHIRE EAST, CW5 8ND | £660,000 | 24/03/2022 | Other | | 1 ASTON HOUSE WAY, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FY | £200,000 | 22/03/2022 | Other | | [Same street] COOLE ACRES COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £350,000 | 14/02/2022 | Other | | THE PLANTATION 1 WHITCHURCH ROAD, SOUND, NANTWICH, CHESHIRE EAST, CW5 8AE | £1,480,000 | 25/10/2021 | Other | | THE STABLES CHESTER ROAD, ACTON, NANTWICH, CHESHIRE EAST, CW5 8LA | £1,185,000 | 30/09/2021 | Other | **Street average:** £380,000 (2 sales) **Area average:** £569,528 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £335,607 (7 Other, CW5, 2024–2026) - **Deviation:** +421.4% ## 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 Bolton and Bury (Apr 2025 – Mar 2026).* ## 1% Rule - **Rent ratio:** 0.06% (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.* ## Price per Square Metre - **£/m²:** £4,679/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -47.2% - **10y growth:** 157.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of May 2026.* - **1y growth (index):** 3.6% - **5y growth (index):** 23.1% - **10y growth (index):** 50.8% ## 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)