# 4 bedroom detached house for sale (WA16 7AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | Ancoats Lane, Great Warford, WA16, WA16 7AT |
| Price | £1,200,000 |
| Bedrooms | 4 |
| Bathrooms | 4 |

## Description

Plot 1 is a superbly designed home with accommodation extending to approximately 2,300 sq feet (excluding attached double garage), including an open-plan kitchen, 2 reception rooms, four bedrooms, three with en-suite facilities and a family bathroom. The house will benefit from quality fixtures and fittings, integrated kitchen appliances and will be heated via an efficient air source heat pump with underfloor heating throughout the ground floor.

High Noon Farm is an exclusive development of just four luxury bespoke new-build homes, currently under construction by highly reputable Thomas Jones & Sons. The development occupies a wonderful semi-rural position adjoining open countryside and is superbly located within convenient reach of Knutsford, Wilmslow and Alderley Edge.

The house will stand in a good size plot with paved patio areas and turfed lawns.

The build is due to be completed Spring 2026 and will be sold with an LABC 10 year warranty.

Predicted EPC rating - Band B.

Site visits are available strictly by appointment through the Agents.

## Property Photos

- ![Photo](/listings/photos/167968112/31406)
- ![Photo](/listings/photos/167968112/31409)
- ![Photo](/listings/photos/167968112/31412)
- ![Photo](/listings/photos/167968112/31414)

## Floorplans

- ![All](/listings/photos/167968112/31418) - All

## Price vs local average

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

- **Local average:** £844,904 (51 Detached, WA16, 2024–2026)
- **Deviation:** +42%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.08% (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.*

## Capital growth trend

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

- **5y growth:** -12%
- **10y growth:** 31.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 20.9%
- **10y growth (index):** 48.3%

## 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)