# 4 bedroom detached house for sale (WA16 7LU) ## Property Details | Key | Value | |-----|-------| | Address | ASH TREE HOUSE, BLAKELEY LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7LU | | Price | £1,500,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | G | | Construction age | England and Wales: 2003-2006 | | Floor area | 305 m² | | Last sold | £930,000 Sep 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 24/03/2036 - **Current heating cost:** £2,002/year - **Est. upgrade cost to C:** £21,500 ### Recommendations - U (£8,000 - £10,000) - V2 (£5,000 - £20,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2595-1670-2526-2065) ## Description Country home set in about 2.5 acres in a popular location. **Description** Ash Tree House is a striking modern country home set along the peaceful and highly regarded Blakeley Lane in Mobberley. Extending to approximately 3,731 sq ft and set within around 2.5 acres of beautifully curated grounds, paddock land and a natural pond, the property blends refined contemporary living with the tranquillity of the Cheshire countryside, while remaining just a few miles from Knutsford’s vibrant centre. Upon entering the house, the generous hallway immediately sets the tone for the quality found throughout, opening into the breath taking open plan kitchen and family room. This magnificent space has been designed with both everyday living and largescale entertaining in mind, featuring Siemens appliances, three ovens, a built in coffee machine, a Quooker boiling water tap and a large central island set against elegant herringbone flooring. Fullwidth bi folding doors open directly onto the terrace, allowing the space to flow effortlessly into the garden, while an excellent walk in larder provides additional functionality. The kitchen leads seamlessly into the light-filled orangery with bar, a wonderful room for dining or relaxation with views across the grounds. A dedicated cinema room offers a luxurious retreat for film nights, positioned conveniently off the main living area. The principal reception room, a beautifully proportioned dual aspect living room, provides an elegant setting for formal entertaining. Completing the ground floor is a quiet and private home office, a wel lappointed utility room, a WC and useful storage areas, creating a layout perfectly suited to modern family life. Upstairs, the principal bedroom suite has a Juliet balcony overlooking the gardens, and en-suite bathroom. Three further bedrooms are all generous in size and served by a family bathroom, offering flexibility for guests, children or additional work-from-home spaces. The house sits beautifully within its 2.5-acre plot, which includes a paddock ideal for equestrian use or hobby farming, and a natural pond that enhances both the landscape and the sense of rural tranquillity. A superb outdoor kitchen and entertaining terrace extends the living space during the warmer months, making the property perfect for alfresco dining and summer gatherings. Expansive lawns, established planting and a private driveway with ample parking complete this exceptionally well-balanced and inviting home. Situated in one of Cheshire’s most desirable rural locations, Ash Tree House enjoys the best of both worlds: peaceful countryside surroundings paired with excellent access to Mobberley’s characterful pubs, scenic walks and community amenities, along with Knutsford’s boutique shops, restaurants and schools. Manchester Airport and major transport routes are also within easy reach, making the property ideal for both commuters and those seeking an idyllic lifestyle setting. **Location** Mobberley is an attractive village on the outskirts of both Knutsford and Wilmslow. Mobberley is a popular residential area set in farmland, England's largest parish. There are many beautiful walks, cycle routes and bridal paths including Mobberley Rail Trail Walk, the area is rich in history. Further leisure facilities are available in the way of several nearby clubs, in particular Knutsford and The Mere Golf clubs. Mobberley is renowned for many superb Cheshire public houses, Hillside is conveniently positioned 0.2 miles from both The Roebuck and The Bulls head. The town centre of Knutsford is close by, offering many wonderful boutique shops, cinema, restaurants and coffee shops. The property has access to excellent educational facilities with a great selection of schools in the state and private sector. Most private schools in the area provide private coaches to Knutsford and The Grange School at Hartford, King's School Macclesfield and Terra Nova School are all accessible. Local rated schools include Mobberley Primary, Knutsford Academy and Bexton Primary school. Communications has always been one of the prime attractions of the area, with access to the M6 and M56 linking to the North-West's commercial centres making commuting to Chester, Warrington, Liverpool, Manchester and MediaCityUK accessible. Manchester International Airport is also 7.7 miles away. Knutsford, Mobberley and Wilmslow train stations have a regular service to Manchester and Stockport, linking to the main West Coast line for London. (All travel times and distances are approximate) Square Footage: 3,371 sq ft **Additional Info** Council Tax Band G ## Property Photos - ![Front Garden](/listings/photos/174178058/108832) - Front Garden - ![Front Garden 2](/listings/photos/174178058/108833) - Front Garden 2 - ![Kitchen](/listings/photos/174178058/108834) - Kitchen - ![Kitchen](/listings/photos/174178058/108835) - Kitchen - ![Kitchen](/listings/photos/174178058/108836) - Kitchen - ![Kitchen](/listings/photos/174178058/108837) - Kitchen - ![Kitchen/Diner](/listings/photos/174178058/108838) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/174178058/108839) - Kitchen/Diner - ![Hallway](/listings/photos/174178058/108840) - Hallway - ![Orangery](/listings/photos/174178058/108841) - Orangery - ![Reception Room](/listings/photos/174178058/108842) - Reception Room - ![Reception Room](/listings/photos/174178058/108843) - Reception Room - ![Cinema Room](/listings/photos/174178058/108844) - Cinema Room - ![Downstairs Wc](/listings/photos/174178058/108845) - Downstairs Wc - ![Bedroom 1](/listings/photos/174178058/108846) - Bedroom 1 - ![Bedroom 2](/listings/photos/174178058/108847) - Bedroom 2 - ![Bedroom 3](/listings/photos/174178058/108848) - Bedroom 3 - ![Bathroom](/listings/photos/174178058/108849) - Bathroom - ![Garden](/listings/photos/174178058/108850) - Garden - ![Garden](/listings/photos/174178058/108851) - Garden ## Floorplans - ![Floorplan](/listings/photos/174178058/108852) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174178058/108853) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ASH TREE HOUSE BLAKELEY LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LU | £930,000 | 24/09/2015 | 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 | |---------|-------|------|------| | TWIBELLS HOUSE MILL LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7HX | £1,050,000 | 07/07/2025 | Detached | | 8 RIGBY DRIVE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7DT | £1,296,200 | 13/06/2025 | Detached | | OAKLEA HOUSE DAVENPORT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NB | £1,450,000 | 25/04/2025 | Detached | | 87 TOWN LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7HH | £330,000 | 22/03/2024 | Detached | | 89 THE BUNGALOW TOWN LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7HH | £469,995 | 04/12/2023 | Detached | | WILLOW HOUSE DAVENPORT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NB | £1,450,000 | 30/10/2023 | Detached | | KELLOCK HOUSE KNUTSFORD ROAD, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BJ | £1,020,000 | 13/10/2023 | Detached | | TIPPING BROW HOUSE TIPPING BROW, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7JE | £1,015,000 | 27/06/2023 | Detached | | 21 PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7EN | £595,000 | 23/05/2023 | Detached | | HOLLY HOUSE NEWTON HALL LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LQ | £2,500,000 | 24/03/2023 | Detached | | BRAMLEY PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7EJ | £855,000 | 09/02/2023 | Detached | | WYCHELM FAULKNERS LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7AL | £706,250 | 21/12/2022 | Detached | | GRAVEYARD COTTAGE GRAVEYARD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BT | £860,000 | 22/11/2022 | Detached | | GREEN MEADOWS RYECROFT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7PR | £1,050,000 | 04/11/2022 | Detached | | NEWINGTON NEWTON HALL LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LQ | £750,000 | 19/10/2022 | Detached | | THE FORGE 3 PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7DS | £915,000 | 20/09/2022 | Detached | | THE FORGE 4 PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7DS | £915,000 | 13/09/2022 | Detached | | THE FORGE 1 PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7DS | £930,000 | 09/09/2022 | Detached | | THE FORGE 2 PAVEMENT LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7DS | £930,000 | 08/09/2022 | Detached | | 16 MARION DRIVE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7GE | £395,000 | 23/08/2022 | Detached | **Area average:** £974,122 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +73.4% ## 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:** 0.07% (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.* ## Price per Square Metre - **£/m²:** £4,918/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.9% - **10y growth:** 58.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)