# Plot for sale (WA16 7NJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | YARWOOD HOUSE FARM, WOOD LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7NJ |
| Price | £1,200,000 |
| Last sold | £830,000 Feb 2022 |

## Description

**Development Opportunity | Mobberley, Cheshire | Planning Pending**

An exceptional development opportunity set within a private gated site on a tree lined lane in one of Cheshire's most coveted villages.

Planning permission is currently pending for the the conversion of a substantial steel-framed agricultural barn into five impressive family residences, each extending to just under 4,500 sq ft arranged over three floors including underground parking.

**The Site**

Set behind private gated entrance, the site commands a superb position along a quiet country lane in Mobberley. The wider grounds extend to several acres of pasture, presenting genuine scope for a shared facility to serve all five residences — whether that be a leisure amenity, grazing land, or equestrian use including the keeping of horses. 

**The Residences**

Each of the five dwellings will be arranged over three floors and will deliver a remarkably generous specification for modern family living. The under-croft level will provide private parking and useful utility spaces — practical, discreet and fully integrated into the design.

The ground floor is set to be something genuinely special: a vast, open-plan living space with the kind of volume and natural light that only a barn conversion of this scale can deliver. Whether finished as a dramatic kitchen, dining and entertaining space or configured to suit a buyer's own vision, the proportions will be truly impressive.

The first floor provides ample scope to be arranged as a bespoke bedroom suite — with sufficient space to accommodate a large family in real comfort, complete with multiple bathrooms and flexible additional rooms as required.

**The Location**

Mobberley is among the most sought-after villages in the Cheshire countryside, offering a strong sense of community alongside excellent local amenities including St Wilfrid's Church, the popular Bulls Head pub, and well-regarded local schools. The village sits at the heart of a triangle of some of the North West's most prestigious addresses, with Knutsford, Wilmslow and Hale village each within approximately ten minutes' drive.

Knutsford offers the boutique shopping and dining of King Street alongside its famous Georgian character. Wilmslow delivers a thriving town centre, premium retailers and excellent rail connections into Manchester and towards London. Hale village, beloved for its independent restaurants, coffee houses and relaxed affluence, completes a remarkable trio of destinations on the doorstep.

Manchester Airport is within easy reach, and the wider motorway network connecting to Manchester city centre, the North West and beyond is readily accessible.

Planning permission currently pending. Further details including plans and technical information available upon request.

 

## Property Photos

- ![Photo](/listings/photos/173796161/92231)
- ![Photo](/listings/photos/173796161/92232)
- ![Photo](/listings/photos/173796161/92233)
- ![Photo](/listings/photos/173796161/92234)
- ![Photo](/listings/photos/173796161/92235)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| YARWOOD HOUSE FARM WOOD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NJ | £830,000 | 08/02/2022 | 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] ALDERMERE WOOD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NJ | £554,000 | 21/03/2025 | Semi-detached |
| [Same street] YARWOOD BARN WOOD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NJ | £700,000 | 22/04/2022 | Other |
| [Same street] THE MILKSHED WOOD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NJ | £1,500,000 | 16/07/2021 | Other |
| [Same street] MARLOWE WOOD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7NJ | £772,500 | 30/06/2021 | Detached |

**Street average:** £881,625 (4 sales)

## Price vs local average

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

- **Local average:** £827,200 (10 Other, WA16, 2024–2026)
- **Deviation:** +45.1%

## 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Blakeley Lane, WA16 | £4,950/mo | 4 | 1.08 miles | OpenRent |

**Average rent: £4,950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £618,750
- **Target investor price (1%):** £495,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £4,950/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

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

- **5y growth:** -74.5%
- **10y growth:** 3396.3%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.2%

## 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)