# 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

A generous country home set at the heart of five acres (approx) with superb equestrian facilities, over 3300sq ft of flexible living space, exceptional privacy, superb connectivity, and outstanding potential for further extension, redevelopment or lifestyle enhancement.

**DESCRIPTION** 

Five Acres represents an exceptional and highly individual country residence, offering an outstanding opportunity to acquire a substantial, modern detached home set within an idyllic and private rural setting. Nestled in the heart of Paddock Hill, the property is enveloped by open countryside, delivering a true sense of tranquillity and space, yet remains remarkably well connected, with swift access to the desirable towns of Wilmslow, Knutsford and Alderley Edge. Adding to its appeal, the much-loved Plough & Flail public house lies close by, serving as the social hub of the area and providing a charming, high-quality dining experience within easy reach.

Extending to in excess of 3,300 square feet, the residence has been meticulously maintained and thoughtfully curated by the current owners, resulting in a home that effortlessly balances comfort, style and versatility. The accommodation is both generous and fluid, designed to adapt to a variety of lifestyles, whether for family living, entertaining, or multi-generational use. At the same time, the property offers significant scope for further enhancement, whether through extension, reconfiguration or complete remodelling, subject to the necessary consents, making it an exciting opportunity as much as it is a beautiful home.

Approached via secure double electric gates and set well back from the road, Five Acres immediately conveys a sense of exclusivity and privacy. The grounds are a particular highlight, offering exceptional equestrian/small holding facilities including well-maintained paddocks for grazing, extensive hardstanding suitable for parking or the creation of a menage, along with stabling and a range of outbuildings. These elements combine to create a rare lifestyle offering, perfectly suited to those with equestrian or smallholding interests, while also presenting exciting potential for redevelopment or alternative uses if required.

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Internally, the home is both elegant and highly functional. Three substantial reception rooms provide an array of living and entertaining spaces, each beautifully proportioned and filled with natural light, allowing for both formal and informal occasions. The kitchen serves as the heart of the home, stylishly appointed and complemented by a utility room and WC designed with both practicality and sociability in mind.

The ground floor further benefits from three well-sized bedrooms, including a superb bedroom suite complete with en-suite facilities. A beautifully finished family bathroom, separate WC, and a dedicated study, ideal for modern home working, complete this level, ensuring a layout that is as practical as it is refined.

The first floor has been cleverly configured into two distinct wings, enhancing both privacy and flexibility. The principal suite is a true sanctuary, comprising a spacious and beautifully presented bedroom, a light-filled adjoining sunroom offering elevated views across the grounds, a walk-in dressing room, and a en-suite shower room. This space provides a calm and indulgent retreat, perfectly removed from the main living areas. The second wing, accessed via a spiral staircase from the kitchen, offers two further generous bedrooms, each benefiting from their own en-suite facilities, ideal for guests, older children, or independent living arrangements.

What truly sets Five Acres apart is the lifestyle it affords. This is a home defined not only by its scale and quality, but by its potential and setting. With direct access to bridleways and an abundance of surrounding footpaths, the connection to the outdoors is immediate and immersive. Whether for equestrian pursuits, country living, or simply enjoying the peace and beauty of the landscape, this is a property that offers something genuinely special.

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## Floorplans

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## EPC Graphs

- ![Other](/listings/photos/173975435/99915) - Other

## 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 | 0.94 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 97.2×
- **Monthly cashflow:** £-5,567/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.2%

*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)