# 4 bedroom semi-detached house for sale (WA16 0EP) ## Property Details | Key | Value | |-----|-------| | Address | Tabley Hill Lane, Tabley, WA16, WA16 0EP | | Price | £999,950 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | ## Description A fabulous barn conversion providing more than 2200 square feet of accommodation, including four good bedrooms and three bathrooms, occupying a superb plot within an exclusive, gated development of just four properties, positioned just one mile from Knutsford town centre. The Old Forge is the largest of four bespoke barn conversions completed by S3 developments in 2017. This exclusive rural development is set behind electric gates, with a plethora of parking space, and situated just one mile from Knutsford town centre, offering a wonderful rural feeling with great convenience. The property provides more than 2200 square feet of accommodation, over just two floors, and is immaculately presented throughout. A wide range of top-quality components have been used to craft the spotless interior, including a ‘Sheerin Bespoke’ kitchen & fitted bedroom furniture and ‘Hansgrohe’ & ‘Duravit’ bathroom fixings. Large windows and doors throughout allow superb light flow and enhance the contemporary open plan living space. The ground floor is warmed by underfloor heating and comprises: an inviting entrance hall, a formal lounge with log burning stove, a downstairs WC, utility room, a study with a range of bespoke fitted furniture and the marvellous living kitchen/diner. This true ‘hub of the home’ boasts floor to ceiling windows to three sides, giving wonderful, almost panoramic views of the surrounding farmland. There is a ‘Sheerin Bespoke’ fitted kitchen, with a large central island and a selection of high-specification integrated appliances, and a large flexible space beyond, ideal for dining and lounging furniture to suit most requirements. The first floor provides four well-balanced double bedrooms, all of which enjoy fitted wardrobes, and two of which boast ensuite shower rooms. There is a three piece family bathroom to service the remaining two bedrooms, one of which has a Juliette balcony and views over the surrounding fields. Landscaped gardens wrap around the side and rear of the property, including several entertaining areas, capturing good sunshine and beautiful views. There is parking for one or two vehicles to the front of the property, and additional space in the shared car park area, alongside the oak framed double garage which belongs to this property. EPC Rating: D ## Property Photos - ![Photo 42](/listings/photos/170620376/38594) - Photo 42 - ![Photo 12](/listings/photos/170620376/38595) - Photo 12 - ![Photo 20](/listings/photos/170620376/38596) - Photo 20 - ![Photo 14](/listings/photos/170620376/38597) - Photo 14 - ![Photo 18](/listings/photos/170620376/38598) - Photo 18 - ![Photo 21](/listings/photos/170620376/38599) - Photo 21 - ![Photo 13](/listings/photos/170620376/38600) - Photo 13 - ![Photo 22](/listings/photos/170620376/38601) - Photo 22 - ![Photo 10](/listings/photos/170620376/38602) - Photo 10 - ![Photo 11](/listings/photos/170620376/38603) - Photo 11 - ![Photo 26](/listings/photos/170620376/38604) - Photo 26 - ![Photo 28](/listings/photos/170620376/38605) - Photo 28 - ![Photo 29](/listings/photos/170620376/38606) - Photo 29 - ![Photo 31](/listings/photos/170620376/38607) - Photo 31 - ![Photo 32](/listings/photos/170620376/38608) - Photo 32 - ![Photo 30](/listings/photos/170620376/38609) - Photo 30 - ![Photo 33](/listings/photos/170620376/38610) - Photo 33 - ![Photo 34](/listings/photos/170620376/38611) - Photo 34 - ![Photo 35](/listings/photos/170620376/38612) - Photo 35 - ![Photo 37](/listings/photos/170620376/38613) - Photo 37 - ![Photo 36](/listings/photos/170620376/38614) - Photo 36 - ![Photo 43](/listings/photos/170620376/38615) - Photo 43 - ![Photo 1](/listings/photos/170620376/38616) - Photo 1 - ![Photo 6](/listings/photos/170620376/38617) - Photo 6 - ![Photo 46](/listings/photos/170620376/38618) - Photo 46 - ![Photo 7](/listings/photos/170620376/38620) - Photo 7 - ![Photo 41](/listings/photos/170620376/38622) - Photo 41 - ![Photo 3](/listings/photos/170620376/38625) - Photo 3 ## Floorplans - ![All](/listings/photos/170620376/38627) - All ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] SPRING COTTAGE TABLEY HILL LANE, TABLEY, KNUTSFORD, CHESHIRE EAST, WA16 0EP | £1,085,000 | 24/01/2024 | Other | | [Same street] BANK FARM HOUSE TABLEY HILL LANE, TABLEY, KNUTSFORD, CHESHIRE EAST, WA16 0EP | £1,500,000 | 30/08/2023 | Detached | | [Same street] BANK FARM STABLES TABLEY HILL LANE, TABLEY, KNUTSFORD, CHESHIRE EAST, WA16 0EP | £925,000 | 31/01/2023 | Terraced | | [Same street] BANK FARM STABLES TABLEY HILL LANE, TABLEY, KNUTSFORD, CHESHIRE EAST, WA16 0EP | £855,000 | 29/03/2022 | Terraced | **Street average:** £1,091,250 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £472,550 (26 Semi-detached, WA16, 2024–2026) - **Deviation:** +111.6% ## 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):** £793/mo ## 1% Rule - **Rent ratio:** 0.1% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7.9% - **10y growth:** 36.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 25.2% - **10y growth (index):** 56.5% ## 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)