For sale Detached

MALT KILN FARM

TROUTHALL LANE, KNUTSFORD, PLUMLEY, CHESHIRE EAST WA16 0UG

4 beds 2 baths 2,045 sq ft Listed 22 Apr 2026 (-192d)

£950,000

Reduced on 4 Jun 2026 · Was £1,000,000

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# 4 bedroom detached house for sale (WA16 0UG)

## Property Details

| Key | Value |
|-----|-------|
| Address | MALT KILN FARM, TROUTHALL LANE, KNUTSFORD, PLUMLEY, CHESHIRE EAST WA16 0UG |
| Price | £950,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | G |
| Construction age | England and Wales: before 1900 |
| Floor area | 190 m² |
| Last sold | £775,000 Jan 2011 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/08/2020 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £294/year

### Recommendations
- Low energy lighting for all fixed outlets
- Heating controls (room thermostat)
- Replace boiler with new condensing boiler
- Solar water heating
- Solar photovoltaic panels, 2.5 kWp
- Wind turbine

## Description

Accessed via private electric gates, the property opens into a shared courtyard with ample parking. The former barns have been sympathetically converted to provide a double garage with workshop space and stairs leading to an annex with potential to update to self-contained studio bed sit, ideal for families with older children, visiting guests, or those requiring dedicated work-from-home space.

The farmhouse itself is traditionally constructed of brick with black-and-white elevations with exposed internal beams, all set beneath a slate roof, and has evolved over centuries into a fine family residence. The accommodation includes a welcoming entrance hall with cloakroom and W.C., a generous living room with open fireplace and French doors to the garden, spacious dining room, and a fully fitted study. The breakfast kitchen, centred around an Aga and supplemented by a conventional cooker, is complemented by a utility room. Upstairs, there are four well-proportioned bedrooms and two bathrooms, including a sizeable en-suite to the principal bedroom.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/174770984/136466) - Floorplan 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MALT KILN FARM TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UG | £775,000 | 26/01/2011 | 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 |
|---------|-------|------|------|
| 16 MALT KILN ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TS | £590,000 | 28/03/2025 | Detached |
| 19 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ | £534,000 | 11/12/2023 | Detached |
| YEW TREE HOUSE, 9 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £750,000 | 01/12/2023 | Detached |
| ELM COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT | £785,000 | 26/05/2023 | Detached |
| 27 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ | £365,000 | 09/11/2022 | Detached |
| 11 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £950,000 | 27/10/2022 | Detached |
| 23 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £520,000 | 19/08/2022 | Detached |
| CHERRY TREE COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TR | £815,000 | 08/07/2022 | Detached |
| WILMAR PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT | £300,000 | 30/05/2022 | Detached |
| 36 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ | £420,000 | 28/04/2022 | Detached |
| 5 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ | £250,000 | 12/11/2021 | Detached |

**Area average:** £570,818 (11 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £915,808 (67 Detached, WA16, 2024–2026)
- **Deviation:** +3.7%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £893/mo
- **Realistic:** £992/mo
- **Optimistic:** £1,091/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%):** £124,000
- **Target investor price (1%):** £99,200

*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:** £31,667/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 12.2%
- **10y growth:** 101%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of July 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 27.4%
- **10y growth (index):** 51.1%

## 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)

Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other (Main) Other Other Other Other Other Other Other Other Other Other Other

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Property details

Tenure

FREEHOLD

Floor area

190 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£775,000 Jan 2011

Price per m²

£31,667/m²

Local average

£915,808 (+3.7%)

Deprivation

Decile 6 (18,873 of 33,755)

Street crime

7 incidents within 1 mile (Aug 2026)

Key features

4 Double Bedrooms & 2 Bathrooms, including En-suite to Principal Bedroom
Private Semi-Rural Setting Backing onto Cheshire countryside
Spacious Living Room with Open Fire & French Doors to Garden
Original Outbuildings: Bread Oven, Former Privy & Pig Cote
Dining Room & Fitted Study
Grade II Listed Detached Former Farmhouse, Constructed circa 1650
Wealth of Original Character & Historic Features
Beautifully Maintained Gardens (2/3 of Acre Approx.)
Greenhouse, Covered Seating Area, Pond with Original Well
Double Garage plus Self-Contained Annexe Above

Additional details

Parking: Yes
Garden: Yes
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

The beautifully stocked private gardens are a real highlight, featuring a quality greenhouse, a covered seating area, and a pond with the original well beneath. Unique heritage touches, including the former pig pen and separate bread oven, add charm and authenticity, making this a home that will appeal to those who value entertaining and distinctive period detail.
Accessed via private electric gates, the property opens into a shared courtyard with ample parking. The former barns have been sympathetically converted to provide a double garage with workshop space and stairs leading to an annex with potential to update to self-contained studio bed sit, ideal for families with older children, visiting guests, or those requiring dedicated work-from-home space.

The farmhouse itself is traditionally constructed of brick with black-and-white elevations with exposed internal beams, all set beneath a slate roof, and has evolved over centuries into a fine family residence. The accommodation includes a welcoming entrance hall with cloakroom and W.C., a generous living room with open fireplace and French doors to the garden, spacious dining room, and a fully fitted study. The breakfast kitchen, centred around an Aga and supplemented by a conventional cooker, is complemented by a utility room. Upstairs, there are four well-proportioned bedrooms and two bathrooms, including a sizeable en-suite to the principal bedroom.

Listed by

Knutsford

Gascoigne Halman - Connells

Reference: 174770984

EPC Rating & Upgrade Cost

This certificate expired on 17/08/2020. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 18/08/2010

Expiry date: 17/08/2020 (expired)

Current heating cost: £294/year

Potential heating cost: £252/year

Recommendations

Low energy lighting for all fixed outlets
Heating controls (room thermostat)
Replace boiler with new condensing boiler
Solar water heating
Solar photovoltaic panels, 2.5 kWp
Wind turbine

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~1,292 m² (0.32 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Listed for sale	—	£950,000	+22.6%
Sold	26/01/2011 (15 years ago)	£775,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
16 MALT KILN ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TS	£590,000	28/03/2025	Detached
19 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ	£534,000	11/12/2023	Detached
YEW TREE HOUSE, 9 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN	£750,000	01/12/2023	Detached
ELM COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT	£785,000	26/05/2023	Detached
27 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ	£365,000	09/11/2022	Detached
11 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN	£950,000	27/10/2022	Detached
23 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN	£520,000	19/08/2022	Detached
CHERRY TREE COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TR	£815,000	08/07/2022	Detached
WILMAR PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT	£300,000	30/05/2022	Detached
36 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ	£420,000	28/04/2022	Detached
5 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ	£250,000	12/11/2021	Detached

Area average: £570,818 (11 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 12.2%

10y growth 101%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of July 2026.

1y (index) 4.6%

5y (index) 27.4%

10y (index) 51.1%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £893/mo

Realistic £992/mo

Optimistic £1,091/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA16 0UG

Address

Trouthall Lane

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Plumley, Plumley Moor Road / Post Office	0.1 miles
Train station	Plumley	0.3 miles
Shop	Co-op Food	1.3 miles
Shop	Barnardo's	1.3 miles
Train station	Lostock Gralam	1.7 miles
Hospital	Knutsford and District Community Hospital	2.7 miles
Hospital	Victoria Infimary	4.0 miles
University	University of Chester - Warrington Campus	10.9 miles

Street-level crime

Category	Count
Violence and sexual offences	3
Anti-social behaviour	2
Public order	1
Vehicle crime	1
Total incidents	7

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Lostock Gralam CofE Primary School	Primary	1.6 miles	Good — 8 Nov 2011
Lower Peover CofE Primary School	Primary	1.8 miles	Outstanding — 22 Jul 2024
Wincham Community Primary School	Primary	2.0 miles	Good — 13 Dec 2023
Bexton Primary School	Primary	2.4 miles	Good — 5 Mar 2018
Knutsford Academy	Secondary	2.5 miles	Good — 25 Nov 2011

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £124,000

Target investor price (1%) £99,200

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

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