# 3 bedroom detached house for sale (WA16 7BT) ## Property Details | Key | Value | |-----|-------| | Address | GRAVEYARD COTTAGE, GRAVEYARD LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7BT | | Price | £875,000 | | Bedrooms | 3 | | Bathrooms | 3 | | Council tax | G | | Floor area | 149 m² | | Last sold | £860,000 Nov 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 29/04/2028 - **Current heating cost:** £875/year ### Recommendations - A (350) - Q (14,000) - G (450) - I (3,000) - N (6,000) - U (8,000) - V2 (25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7408-1096-6274-7378-3970) ## Description Charming cottage in a private, idyllic Mobberley plot with planning permission secured for a stylish remodel. **Description** Set in a beautifully secluded 0.4 acre plot at the end of a no-through road, The Cottage offers a rare opportunity to enjoy idyllic countryside living almost equidistant to the centres of Wilmslow, Alderley Edge and Knutsford. Nestled within a generous private plot with wraparound gardens and far-reaching rural views, this charming home delivers a unique blend of character, space, and lifestyle appeal. The property extends to approximately 1,932 sq ft in total, including the main cottage, a detached double garage, and a versatile summer house/tiki hut, making it ideal for those seeking flexible outdoor space. Planning permission has already been secured for a stylish remodel of both the interior and exterior, including the creation of a fourth bedroom (Cheshire East planning ref: 24/4861/HOUS). Inside, the cottage is full of warmth and character, featuring original painted beams, a welcoming entrance hallway with solid wood floors, and multiple living areas to suit modern family life. The kitchen/living/dining space is the heart of the home, recently remodelled to a high standard and including a breakfast bar, lounge area, and adjacent utility room. A rear drawing room offers a peaceful retreat, with a wood burner, glass-roofed bay window, and two sets of French doors opening onto a covered seating area with the garden beyond. The conservatory, currently arranged as a dining room, enjoys views over the garden and direct access to the rear patio, enhancing the home’s connection to its surroundings. Upstairs, there are three double bedrooms, two of which benefit from en suite bath/shower rooms, alongside a well-appointed family shower room. Externally, the cottage is surrounded by mature wraparound gardens, backing onto open countryside. Designed with outdoor living in mind, the grounds include an expansive lawn, a large decking area, sunset bar, patio, shed, hot tub, and a summer house/tiki hut — perfect for entertaining or simply relaxing in complete seclusion. The gardens are bordered by privacy hedging and established trees, enhancing the peaceful, countryside feel. **Location** Situated at the end of a quiet country lane on the outskirts of Mobberley, this property benefits from a peaceful, rural setting while being within easy reach of nearby towns and key amenities. Location & Community Positioned between Wilmslow, Knutsford and Alderley Edge and Hale, Mobberley is a well-regarded Cheshire village known for its attractive countryside, historic buildings, and strong community feel. It offers a good mix of rural living and practical convenience. The village has a number of traditional pubs, including The Church Inn, The Roebuck Inn, and The Bull’s Head, all within around 1–2 miles of the property. Local community facilities such as Victory Hall regularly host village events, playgroups, and local clubs. Schools Mobberley village is served by Mobberley C of E Primary School, an Outstanding-rated primary school located about 1.2 miles from the property. There is also a local pre-school playgroup at Victory Hall. For secondary education, nearby options include Wilmslow High School and several grammar and comprehensive schools in surrounding towns such as Knutsford and Alderley Edge, all within a short drive. Towns & Local Services Knutsford is approximately 2 miles away and offers a wide range of shops, cafes, supermarkets (including Waitrose and Aldi), schools, and healthcare services. Wilmslow is around 4.5 miles away and provides additional shopping, dining, and leisure options, as well as access to larger supermarkets and private healthcare facilities. Transport Links Mobberley railway station is around 2 miles from the property and offers direct services to Manchester Piccadilly and Chester. Knutsford station is also around 2 miles away, providing additional train services. The property is well-connected by road, with the M56 motorway approximately 6 miles away, offering straightforward access to Manchester, Manchester Airport (approx. 5 miles), and the wider North West. Recreation Mobberley is surrounded by open countryside with several public footpaths and walking routes, including the Mobberley Rail Trail, a 4-mile circular walk starting from the station and passing through scenic farmland and historical landmarks. Summary This is an excellent location for those looking for a quiet, countryside home with easy access to nearby towns, rail links, schools, and everyday amenities. The Cottage offers a balance between rural character and modern convenience, making it ideal for commuters, families, or downsizers seeking a peaceful lifestyle. Square Footage: 1,655 sq ft **Additional Info** Council Tax Band G ## Property Photos - ![Front](/listings/photos/174369362/150568) - Front - ![Garden](/listings/photos/174369362/150570) - Garden - ![Kitchen](/listings/photos/174369362/150572) - Kitchen - ![Entrance](/listings/photos/174369362/150574) - Entrance - ![Entrance](/listings/photos/174369362/150576) - Entrance - ![Kitchen](/listings/photos/174369362/150577) - Kitchen - ![Kitchen](/listings/photos/174369362/150578) - Kitchen - ![Kitchen](/listings/photos/174369362/150579) - Kitchen - ![Kitchen](/listings/photos/174369362/150580) - Kitchen - ![Kitchen/Living](/listings/photos/174369362/150581) - Kitchen/Living - ![Living Room](/listings/photos/174369362/150582) - Living Room - ![Living Room](/listings/photos/174369362/150583) - Living Room - ![Conservatory](/listings/photos/174369362/150584) - Conservatory - ![Conservatory](/listings/photos/174369362/150585) - Conservatory - ![Hallway](/listings/photos/174369362/150586) - Hallway - ![Bedroom 1](/listings/photos/174369362/150587) - Bedroom 1 - ![Bedroom 1](/listings/photos/174369362/150588) - Bedroom 1 - ![Bed 1 En Suite](/listings/photos/174369362/150590) - Bed 1 En Suite - ![Bedroom 2](/listings/photos/174369362/150591) - Bedroom 2 - ![Bedorom 2](/listings/photos/174369362/150594) - Bedorom 2 - ![Decking](/listings/photos/174369362/150596) - Decking - ![Driveway](/listings/photos/174369362/150598) - Driveway - ![Car Port](/listings/photos/174369362/150601) - Car Port - ![Rear Elevation](/listings/photos/174369362/150604) - Rear Elevation - ![Patio](/listings/photos/174369362/150606) - Patio - ![Garden](/listings/photos/174369362/150610) - Garden - ![Decking Area](/listings/photos/174369362/150614) - Decking Area - ![Garden](/listings/photos/174369362/150617) - Garden - ![Plans](/listings/photos/174369362/150621) - Plans ## Floorplans - ![Floorplan](/listings/photos/174369362/150623) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174369362/150631) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | GRAVEYARD COTTAGE GRAVEYARD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BT | £860,000 | 22/11/2022 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +1.1% ## 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).* - **LHA floor (this property size):** £593/mo ## 1% Rule - **Rent ratio:** 0.11% (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.* ## Price per Square Metre - **£/m²:** £5,872/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16% - **10y growth:** 90.4% ## 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)