# Equestrian facility for sale (CW6 0GL) ## Property Details | Key | Value | |-----|-------| | Address | MULBERRY HOUSE, 8, OLD PALE HEIGHTS, TARPORLEY, KELSALL, CHESHIRE CW6 0GL | | Price | £1,750,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | H | | Last sold | £875,000 Jun 2005 | ## Description A charming country home with far reaching views and equestrian facilities, situated in about 7.6 acres. **Description** Mulberry House is a charming country home situated in an elevated position, offering far-reaching and extensive views. The property includes a five bedroom barn conversion, a contemporary two-storey outbuilding with a terrace (planning permission for use as a garage, home office, and gym) and equestrian facilities comprising a manège, paddocks, field shelter and a separate gated entrance. This is all within gardens and grounds extending to approximately 7.62 acres in total. The property is approached via a private driveway with electric gates. The front door opens in to a welcoming reception hall from which the principal reception rooms flow and the oak staircase rises to the double-height galleried landing. To the right is a study with bespoke joinery and the sitting room which has double doors opening to the rear garden. The dining room can be accessed via the hallway, or sitting room and leads into the open plan, family kitchen with fitted cupboards and units, a breakfast bar, central island and dining area (please note: since the photography was taken the kitchen flooring has been updated to a contemporary herringbone-style laminate floor). This opens into a games room with a utility beyond. Upstairs, the principal suite boasts an en suite bathroom and mezzanine dressing area. There are three further bedrooms on the first floor (one en suite) and a family bathroom. On the second floor the spacious landing could be used as a sitting area and there is a bedroom making it an ideal space for teenage children. The versatile outbuilding has planning consent for use as a garage, home office and gymnasium. The contemporary space includes a LED lighting system and extends to about 1046 square feet in total, with a first floor terrace. The gardens include formal gardens to the front and rear of the property. A partially tree lined path leads to the highest point of the property that opens to a raised terrace which enjoys panoramic and far reaching views. This is an excellent entertaining and alfresco dining space. The property has two gated entrances, one leading to the main residence and one to the equestrian facilities. These include four stables, two tack/ store rooms, a manège and paddocks. *Note: Photos taken August 2023 **Location** Mulberry House occupies a superb position enjoying open views of the surrounding Cheshire countryside. The property lies about 1.6 miles distant from the village of Delamere. Delamere Forest covers an area of about 2401 acres, containing a mixture of deciduous and evergreen trees. There are a network of paths and trails, ideal for walking, cycling and riding. The Hollies Farm shop (5 miles) offers a butchery, delicatessen, fresh fruit & vegetables, home cooked meats and homemade pies. Kelsall, Tarvin and Tarporley offer a range of local shops, cafes, restaurants and public houses. For wider amenities, the market towns of Frodsham and Northwich are both found within ten miles. There are excellent railway links in the locality with Delamere Station being on the Chester to Manchester line. Further railway connections are found nearby in Runcorn, Hartford, Chester and Crewe, all providing services to London Euston (from about 90 mins). International airports are located at Manchester and Liverpool. The area enjoys excellent connectivity via the local road network, with convenient access to the M56, M53, M6, A49, A55 and A41, providing links to the commercial centres of Warrington, Liverpool and Manchester, as well as the wider Wirral peninsula and North Wales. Primary and secondary schooling is well provided for with Delamere CE Academy (primary) and The Grange at Hartford. Chester provides an excellent selection of independent schools including Queen’s, King’s and Abbeygate. A wealth of leisure and sporting opportunities can be found throughout the surrounding area. Horse racing is available at Chester and Bangor-on-Dee, polo at Cheshire Polo Club near Tarporley, and motor racing at Oulton Park. The area is also particularly well served by golf clubs, with courses at Delamere, Sandiway, Whitegate, Tarporley, Frodsham and Helsby. Directions Kelsall 5 miles | Tarporley 6.5 miles | Tarvin 7 miles | Sandiway 7 miles | Frodsham 7 miles | Whitegate 8 miles | Helsby 8 miles | Hartford 8 miles | Northwich 9 miles | Runcorn 13 miles | Chester 14 miles | Crewe 17 miles | Warrington 17 miles | Wirral Peninsula 25 miles | North Wales 20 miles | Bangor on Dee 30 miles | Oulton Park 5.5 miles | M56 11 miles | M53 12 miles | A55 12 miles | M6 15 miles | A49 4 miles | Liverpool 30 miles | Manchester 34 miles | Manchester Airport 26 miles | Liverpool Airport 19 miles Please note: all times and distances are approximate. What3words///copies.wobbles.airbrush Square Footage: 4,375 sq ft ## Property Photos - ![Mulberry House](/listings/photos/92273904/2003212) - Mulberry House - ![Mulberry House](/listings/photos/92273904/2003213) - Mulberry House - ![Sitting Room](/listings/photos/92273904/2003214) - Sitting Room - ![Kitchen/ Breakfast](/listings/photos/92273904/2003215) - Kitchen/ Breakfast - ![Dining Room](/listings/photos/92273904/2003216) - Dining Room - ![Entrance Hall](/listings/photos/92273904/2003217) - Entrance Hall - ![Principal Bedroom](/listings/photos/92273904/2003218) - Principal Bedroom - ![Principal Bathroom](/listings/photos/92273904/2003219) - Principal Bathroom - ![Bedroom](/listings/photos/92273904/2003220) - Bedroom - ![Outbuilding](/listings/photos/92273904/2003221) - Outbuilding - ![Office](/listings/photos/92273904/2003222) - Office - ![Office](/listings/photos/92273904/2003223) - Office - ![Terrace](/listings/photos/92273904/2003224) - Terrace - ![Gasrdens](/listings/photos/92273904/2003225) - Gasrdens - ![Gardens](/listings/photos/92273904/2003226) - Gardens - ![Gardens](/listings/photos/92273904/2003227) - Gardens - ![Equestrian Facility](/listings/photos/92273904/2003228) - Equestrian Facility - ![Aerial View](/listings/photos/92273904/2003229) - Aerial View - ![Siteplan](/listings/photos/92273904/2003230) - Siteplan ## Floorplans - ![Floorplan](/listings/photos/92273904/2003231) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/92273904/2003232) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | MULBERRY HOUSE, 8 OLD PALE HEIGHTS, KELSALL, TARPORLEY, VALE ROYAL, CHESHIRE, CW6 0GL | £875,000 | 21/06/2005 | 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 | |---------|-------|------|------| | [Same street] 4 OLD PALE HEIGHTS, KELSALL, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 0GL | £990,000 | 08/11/2022 | Terraced | | [Same street] 2 OLD PALE HEIGHTS, KELSALL, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 0GL | £850,000 | 15/10/2021 | Terraced | **Street average:** £920,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £445,500 (4 Other, CW6, 2024–2026) - **Deviation:** +292.8% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £887/mo - **Realistic:** £986/mo - **Optimistic:** £1,085/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lancaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £123,250 - **Target investor price (1%):** £98,600 *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.* ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; All dwelling types series; as of May 2026.* - **1y growth (index):** 5.9% - **5y growth (index):** 22.2% - **10y growth (index):** 48.9% ## 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)