Crabtree Lane
High Legh, WA16, WA16 6PE
£1,195,000
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Property details
Tenure
FREEHOLD
Council tax band
G
Local average
£827,200 (+44.5%)
Deprivation
Decile 8 (23,713 of 33,755)
Street crime
1 incident within 1 mile (Apr 2026)
Key features
- Substantial Detached Barn Conversion: Over 3,500 sq. ft. of spacious, family-friendly accommodation with character and flexibility.
- Generous 3-Acre Plot: Positioned in the corner of the plot with formal gardens to the front, a courtyard-style garden to the rear, and open views across the land.
- Equestrian Potential: The layout and land offer an ideal setup for a small equestrian facility or similar use.
- Well-Planned Interior: Includes a 34-ft lounge, large breakfast kitchen, multiple reception rooms, five bedrooms, and en suites to the principal and second bedrooms.
- Excellent Location: Situated in sought-after High Legh with easy access to Knutsford, Altrincham, Lymm, top-rated schools, and motorway links.
- No Onward Chain: A rare opportunity to secure a private, versatile home with immediate availability.
Additional details
- Electricity
- Mains supply
- Water
- Mains supply
- Sewerage
- Private supply
- Heating
- Gas central
- Parking
- Covered, Driveway
- Garden
- Private garden
- Listed property
- No
- Restrictions
- No
- Required access
- No
- Rights of way
- No
- Flooded in last 5 years
- No
- Flood defences
- No
Description
Positioned in the corner of the plot, the property enjoys a high degree of privacy with pleasant, well-maintained formal gardens to the front and a secluded, courtyard-style garden to the rear. Beyond the immediate gardens, the remaining land stretches outwards, providing open views and offering a rare opportunity for use as a small equestrian facility or similar due to its layout and size.
Inside, the accommodation spans two floors and is arranged to suit modern family life. A spacious reception hall welcomes you in, leading to a stunning lounge extending over 34 feet in length, perfect for entertaining or relaxing. The heart of the home is the generous breakfast kitchen, which connects seamlessly to both the utility room and the dining room. A separate family room offers additional flexible living space, while a boiler room and ground floor WC add to the practicality. Upstairs, the first floor hosts five bedrooms, including a principal bedroom with en suite facilities and a further en suite to bedroom two.
A detached carport provides sheltered parking and adds to the overall convenience, alongside a sprawling driveway fit for parking several vehicles.
Ideally located for access to a selection of sought-after schools, excellent motorway connections, and the vibrant nearby towns of Knutsford, Altrincham, and Lymm, The Dairy offers a rare blend of rural charm and accessibility. This lovely home is offered with no onward chain, presenting a unique opportunity to acquire a versatile, character-filled property in a peaceful yet highly connected setting.
EPC Rating: D
Listed by
Knutsford
Stuart Rushton & Co
Reference: 173354288
EPC ratings on this postcode
We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.
| Address | Current | Potential | Floor area | Age band | Type |
|---|---|---|---|---|---|
| Crabtree Farm, Crabtree Lane, High Legh | 67 | 79 | 141 m² | England and Wales: 1996-2002 | House |
| Crabtree Farm, Crabtree Lane, High Legh, KNUTSFORD | 67 | 79 | 141 m² | England and Wales: 1996-2002 | Terraced |
| Heywood, Crabtree Lane, High Legh | 13 | 97 | 128 m² | England and Wales: before 1900 | House |
| Heywood, Crabtree Lane, High Legh, KNUTSFORD | 13 | 97 | 128 m² | England and Wales: before 1900 | Detached |
| Lilac Cottage, Crabtree Lane, High Legh | 68 | 68 | 243 m² | England and Wales: 2003-2006 | House |
| Lilac Cottage, Crabtree Lane, High Legh | 57 | 65 | 251 m² | England and Wales: 2003-2006 | House |
| Lilac Cottage, Crabtree Lane, High Legh, KNUTSFORD | 68 | 68 | 243 m² | England and Wales: 2003-2006 | Detached |
| Lilac Cottage, Crabtree Lane, High Legh, KNUTSFORD | 57 | 65 | 251 m² | — | Detached |
| Lilac Farm, Crabtree Lane, High Legh | 39 | 71 | 253 m² | England and Wales: before 1900 | House |
| Lilac Farm, Crabtree Lane, High Legh | 15 | 19 | 275 m² | England and Wales: before 1900 | House |
| Lilac Farm, Crabtree Lane, High Legh, KNUTSFORD | 39 | 71 | 253 m² | England and Wales: before 1900 | Detached |
| Lowood Barn, Crabtree Lane, High Legh | 46 | 59 | 311 m² | England and Wales: 1996-2002 | House |
| Lowood Barn, Crabtree Lane, High Legh | 75 | 80 | 139 m² | England and Wales: 2003-2006 | House |
| Lowood Barn, Crabtree Lane, High Legh, KNUTSFORD | 46 | 59 | 311 m² | England and Wales: 1996-2002 | Detached |
| Saddlers Cottage, Crabtree Lane, High Legh | 40 | 83 | 118 m² | England and Wales: 1900-1929 | House |
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
All
EPC Graphs
EPC 1
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £1,195,000 | — |
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 |
|---|---|---|---|
| 73A KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6DX | £497,000 | 16/09/2025 | Other |
| 10 ARLEY END, HIGH LEGH, KNUTSFORD, CHESHIRE EAST, WA16 6NA | £725,000 | 18/08/2025 | Other |
| ROSTREVOR MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,700,000 | 09/05/2025 | Other |
| 115 KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6EH | £435,000 | 06/02/2025 | Other |
| 35 KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6DW | £525,000 | 30/01/2025 | Other |
| OSA CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £2,910,000 | 11/12/2023 | Other |
| 78 AND 78A KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6ED | £150,000 | 17/11/2023 | Other |
| 53 - 55 KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6DZ | £520,000 | 15/11/2023 | Other |
| CALEDONIAN HOUSE TATTON STREET, KNUTSFORD, CHESHIRE EAST, WA16 6AG | £2,280,000 | 02/10/2023 | Other |
| 43 - 45 KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6DW | £600,000 | 16/08/2023 | Other |
| 16 PRINCESS STREET, KNUTSFORD, CHESHIRE EAST, WA16 6BU | £625,000 | 30/06/2023 | Other |
| SWAN HOTEL BUCKLOW HILL, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6RD | £3,656,030 | 30/06/2023 | Other |
| SWAN HOTEL BUCKLOW HILL, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6RD | £4,095,000 | 31/05/2023 | Other |
| 4A VICTORIA STREET, KNUTSFORD, CHESHIRE EAST, WA16 6HY | £450,000 | 21/12/2022 | Other |
| OSA CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,100,000 | 15/12/2022 | Other |
| MERE GOLF & COUNTRY CLUB CHESTER ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6LJ | £11,699,977 | 15/12/2022 | Other |
| 36 EGERTON, HIGH LEGH, KNUTSFORD, CHESHIRE EAST, WA16 6PT | £15,000 | 30/11/2022 | Other |
| THE WOODLANDS CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,200,000 | 24/08/2022 | Other |
| 2 MALT STREET, KNUTSFORD, CHESHIRE EAST, WA16 6ES | £975,000 | 18/08/2022 | Other |
| 72 KING STREET, KNUTSFORD, CHESHIRE EAST, WA16 6ED | £3,600,000 | 01/05/2022 | Other |
Area average: £1,887,900 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: All dwelling types. As of March 2026.
Rental Range
Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Cheshire East.
LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)
Location
Address
Crabtree Lane
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | Orchard Service Station | 0.2 miles |
| Bus stop | Sworton Heath, Warrington Road / The Bears Paw Country Inn | 0.3 miles |
| Shop | Unknown | 0.5 miles |
| Train station | Birchwood | 4.7 miles |
| Hospital | Spire Cheshire Hospital | 4.8 miles |
| Hospital | The Cheshire Hand Clinic | 4.9 miles |
| Train station | Glazebrook | 5.0 miles |
| University | University of Chester - Warrington Campus | 5.4 miles |
Street-level crime
| Category | Count |
|---|---|
| Anti-social behaviour | 1 |
| Total incidents | 1 |
Within 1 mile during Apr 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 |
|---|---|---|---|
| High Legh Primary School | Primary | 0.6 miles | Good — 5 May 2017 |
| Lymm High School | Secondary | 1.6 miles | Good — 9 Jun 2024 |
| Ravenbank Primary School | Primary | 1.7 miles | Good — 9 May 2023 |
| Cherry Tree School | Primary | 1.8 miles | Good — 18 Jan 2024 |
| Oughtrington Primary School | Primary | 2.0 miles | — (Inspected (no overall grade)) |
Rental Comparables
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Rent-driven metrics
Based on Area rent estimate.
- 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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