For sale Retirement Property

80

THE BEECHES, FAULKNERS LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7RS

1 beds 1 baths 463 sq ft Listed 22 Apr 2026 (-195d)

£127,300

Reduced on 6 Jun 2026

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# 1 bedroom retirement property for sale (WA16 7RS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 80, THE BEECHES, FAULKNERS LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7RS |
| Price | £127,300 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 43 m² |
| Last sold | £85,000 Mar 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 01/05/2028
- **Current heating cost:** £53/year
- **Est. upgrade cost to C:** £1,040

### Recommendations
- E (£40)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0728-6041-6225-4858-9950)

## Description

The apartment itself is set on the first floor and immaculately presented. there is a welcoming entrance hall with a feature stone wall. The floors are tiled throughout the entrance hall, living dining room and kitchen. The kitchen is finished in a contemporary style and is open plan onto the living dining room. Completing the accommodation is a good sized double bedroom with built in wardrobes and a bathroom. The bathroom is fitted with a white three piece suite comprising shower over bath, toilet and wash hand basin all enclosed by fully tiled walls. In the building is a communal lounge where regular coffee meets take place as well as a laundry that residents are able to use.

EPC Rating: B

## Property Photos

- ![Photo](/listings/photos/174772652/1074696)
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## Floorplans

- ![Floorplan 1](/listings/photos/174772652/1074761) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/174772652/1074762) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE BEECHES 80 FAULKNERS LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7RS | £85,000 | 20/03/2015 | Flat |
| THE BEECHES 80 FAULKNERS LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7RS | £109,500 | 24/01/2011 | Flat |

## Price vs local average

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

- **Local average:** £905,700 (10 Other, WA16, 2024–2026)
- **Deviation:** -85.9%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £893/mo
- **Realistic:** £992/mo
- **Optimistic:** £1,091/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £424/mo

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £124,000
- **Target investor price (1%):** £99,200

*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:** £2,960/m²

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5%
- **5y growth (index):** 27.1%
- **10y growth (index):** 50.5%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

43 m²

Council tax band

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£85,000 Mar 2015

Price per m²

£2,960/m²

Local average

£905,700 (-85.9%)

Deprivation

Decile 9 (28,188 of 33,755)

Street crime

2 incidents within 1 mile (Aug 2026)

Key features

Coffee Shop at the Gym
Building Benefits from a Lift
Bowling Green On Site
Approximately 17 Acres of Gardens
State of the Art Gym on Site
Yoga and Pilates Studio
Wonderful, Peaceful Living Environment
Immaculately Presented Throughout
Regular Bus Service Taking Residents to Alderley Edge, Knutsford and Wilmslow
One bedroom Over 55's Apartment

Additional details

Garden: Yes
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Warford Park is the ever popular over 55's development set in the heart of the Cheshire countryside. The park creates a wonderfully relaxed living environment where residents can feel at ease. While being surrounded by 17 acres of gardens in a rural setting, there is easy access to Alderley Edge, Knutsford and Wilmslow. A bus service will take residents to and from these towns at regular intervals. There are facilities on site as well such as a new state of the art gym which has a superb coffee shop which residents can frequent as they please. There is also a separate Yoga and Pilates studio which residents are free to use. In amongst the gardens are regular seating areas dotted around, one of the more tranquil spots is by the large pond, only a couple of hundred yards away from this apartment.
The apartment itself is set on the first floor and immaculately presented. there is a welcoming entrance hall with a feature stone wall. The floors are tiled throughout the entrance hall, living dining room and kitchen. The kitchen is finished in a contemporary style and is open plan onto the living dining room. Completing the accommodation is a good sized double bedroom with built in wardrobes and a bathroom. The bathroom is fitted with a white three piece suite comprising shower over bath, toilet and wash hand basin all enclosed by fully tiled walls. In the building is a communal lounge where regular coffee meets take place as well as a laundry that residents are able to use.
EPC Rating: B

Listed by

Alderley Edge

Gascoigne Halman - Connells

Reference: 174772652

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 02/05/2018

Expiry date: 01/05/2028

Current heating cost: £53/year

Potential heating cost: £38/year

Est. upgrade cost to C: £1,040

Recommendations

Low energy lighting for all fixed outlets (£40)
High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~2,090 m² (0.52 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

-22% since 2011

Event	Date	Price	% change
Listed for sale	—	£127,300	+49.8%
Sold	20/03/2015 (11 years ago)	£85,000	-22.4%
Sold	24/01/2011 (15 years ago)	£109,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: All dwelling types. As of July 2026.

1y (index) 5%

5y (index) 27.1%

10y (index) 50.5%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £893/mo

Realistic £992/mo

Optimistic £1,091/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Lancs: £424/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA16 7RS

Address

Faulkners Lane

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Great Warford, Ancoats Lane / Noonsun Farm	0.1 miles
Shop	Agapanthus	1.9 miles
Shop	Salon Pampas	1.9 miles
Train station	Chelford	2.3 miles
Train station	Mobberley	2.4 miles
Hospital	Altrincham Hospital	6.1 miles
Hospital	Altrincham Health and Wellbeing Centre	6.2 miles
University	Fallowfield Reception and Richmond Amenities Building	10.4 miles
University	Manchester School of Art	11.8 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Violence and sexual offences	1
Total incidents	2

Within 1 mile during Aug 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
David Lewis School	Other	1.2 miles	Good — 12 Jan 2015
The David Lewis Centre	Other	1.2 miles	— (No rating)
Mobberley CofE Primary School	Primary	1.3 miles	— (Inspected (no overall grade))
Lindow Community Primary School	Primary	1.9 miles	Good — 11 Mar 2014
Chelford CofE Primary School	Primary	2.1 miles	Good — 30 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.78%

Max investor price (0.8%) £124,000

Target investor price (1%) £99,200

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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