# 5 bedroom farm house for sale (SK10 4NY) ## Property Details | Key | Value | |-----|-------| | Address | WARDS END FARM, MOGGIE LANE, MACCLESFIELD, ADLINGTON, CHESHIRE EAST SK10 4NY | | Price | £1,350,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Last sold | £685,000 Apr 2012 | ## Description Situated within a highly desirable semi-rural setting, this charming and substantial 1850s period farmhouse offers the perfect blend of character living and modern convenience, all within close proximity to Poynton village and well-regarded local schools. The property has been thoughtfully enhanced by the current owners to create a superb family home, offering spacious and versatile accommodation throughout. In brief, the property comprises:- an entrance leading through to a connecting hallway, providing access to the principal ground floor accommodation. The impressive open plan living dining kitchen forms the heart of the home, extending to over 29ft and fitted with a comprehensive range of contemporary base, wall and drawer units with marble worktops, complemented by integrated appliances including two NEFF ovens, a built-in microwave and dishwasher. A Quooker tap, hidden bar area, and Sonos sound system further elevate the space, whilst underfloor heating runs throughout the kitchen and connecting hallway. The room offers ample space for both dining and seating, with bi-folding doors, Velux roof windows and electric recessed blinds providing excellent natural light and seamless access to the outdoor space. There are two additional reception rooms, including a well-proportioned sitting/dining room and a separate family room, offering flexible living space ideal for both formal and informal use. A utility/boot room provides additional storage and laundry facilities, with access to a ground floor shower room comprising a walk-in shower and WC. A guest bedroom/study completes the ground floor, offering excellent versatility for home working, guest accommodation, or potential annexe-style use, with further benefit of Velux windows allowing for plenty of natural light. To the first floor, the property offers four generous bedrooms, including a spacious principal bedroom with a modern en-suite shower room featuring a walk-in shower, wash basin and WC. The en-suite is further enhanced by a Velux roof window, allowing natural light to flood the space and create a bright and airy feel. There are three further well-proportioned bedrooms, all benefitting from fitted wardrobes for additional storage. The family bathroom has been recently remodelled and finished to an exceptional standard, showcasing a contemporary design that blends beautifully with the character of the original farmhouse. It features a striking freestanding bath with matte black fittings, a walk-in shower enclosure with fluted glass screen, and a stylish floating vanity unit with countertop basin and storage beneath. High-quality tiling runs throughout, complemented by modern black sanitaryware, statement lighting, and exposed beams which add a distinctive touch of period charm, creating a luxurious yet practical space. Externally, the property sits within grounds extending to over one acre, offering superb outdoor space with a high degree of privacy. A detached garage provides further storage or parking options, alongside ample off-road parking. This attractive 1850s farmhouse presents a rare opportunity to acquire a beautifully balanced home, combining period charm with high-quality modern upgrades, all set within a sought-after and convenient location, and must be viewed to be fully appreciated. ## Property Photos - ![Front](/listings/photos/89336424/631386) - Front - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631387) - Open Plan Living Kitchen Dining - ![Lounge / Dining Room](/listings/photos/89336424/631388) - Lounge / Dining Room - ![Garden](/listings/photos/89336424/631389) - Garden - ![Connecting Hallway](/listings/photos/89336424/631390) - Connecting Hallway - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631391) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631392) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631393) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631394) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631395) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631396) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631397) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631398) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631399) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631400) - Open Plan Living Kitchen Dining - ![Open Plan Living Kitchen Dining](/listings/photos/89336424/631401) - Open Plan Living Kitchen Dining - ![Lounge / Dining Room](/listings/photos/89336424/631402) - Lounge / Dining Room - ![Lounge / Dining Room](/listings/photos/89336424/631403) - Lounge / Dining Room - ![Family Room](/listings/photos/89336424/631404) - Family Room - ![Family Room](/listings/photos/89336424/631405) - Family Room - ![Family Room](/listings/photos/89336424/631406) - Family Room - ![Family Room](/listings/photos/89336424/631407) - Family Room - ![Family Room](/listings/photos/89336424/631408) - Family Room - ![Connecting Hallway](/listings/photos/89336424/631409) - Connecting Hallway - ![Shower Room](/listings/photos/89336424/631410) - Shower Room - ![Utility / Boot Room](/listings/photos/89336424/631411) - Utility / Boot Room - ![Guest Bedroom/Study](/listings/photos/89336424/631412) - Guest Bedroom/Study - ![Guest Bedroom/Study](/listings/photos/89336424/631413) - Guest Bedroom/Study - ![Bedroom 1](/listings/photos/89336424/631414) - Bedroom 1 - ![Bedroom 1](/listings/photos/89336424/631415) - Bedroom 1 - ![Ensuite Shower Room](/listings/photos/89336424/631416) - Ensuite Shower Room - ![Ensuite Shower Room](/listings/photos/89336424/631417) - Ensuite Shower Room - ![Bedroom 2](/listings/photos/89336424/631418) - Bedroom 2 - ![Bedroom 3](/listings/photos/89336424/631419) - Bedroom 3 - ![Bedroom 4](/listings/photos/89336424/631420) - Bedroom 4 - ![Bedroom 4](/listings/photos/89336424/631421) - Bedroom 4 - ![Family Bathroom](/listings/photos/89336424/631422) - Family Bathroom - ![Family Bathroom](/listings/photos/89336424/631423) - Family Bathroom - ![Rear Patio](/listings/photos/89336424/631424) - Rear Patio - ![Rear Elevation](/listings/photos/89336424/631425) - Rear Elevation - ![Front Elevation](/listings/photos/89336424/631426) - Front Elevation - ![Front Elevation](/listings/photos/89336424/631427) - Front Elevation - ![Front Patio](/listings/photos/89336424/631428) - Front Patio - ![Garden](/listings/photos/89336424/631429) - Garden - ![Garden](/listings/photos/89336424/631430) - Garden - ![Garden](/listings/photos/89336424/631431) - Garden - ![Driveway](/listings/photos/89336424/631433) - Driveway - ![Driveway / Garage](/listings/photos/89336424/631435) - Driveway / Garage - ![AI Night Image](/listings/photos/89336424/631438) - AI Night Image ## Floorplans - ![All](/listings/photos/89336424/631440) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | WARDS END FARM MOGGIE LANE, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4NY | £685,000 | 27/04/2012 | 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 | |---------|-------|------|------| | [Same street] THE HOLLOW MOGGIE LANE, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4NY | £1,395,000 | 20/01/2022 | Other | | [Same street] BROOKLYN MOGGIE LANE, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4NY | £300,000 | 09/09/2021 | Semi-detached | | [Same street] STAINTONDALE MOGGIE LANE, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4NY | £900,000 | 23/06/2021 | Detached | **Street average:** £865,000 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,415,975 (16 Other, SK10, 2024–2026) - **Deviation:** -4.7% ## 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).* - **LHA floor (this property size):** £1,745/mo ## 1% Rule - **Rent ratio:** 0.07% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 81.1% ## 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)