# 6 bedroom detached house for sale (WA16 7LB) ## Property Details | Key | Value | |-----|-------| | Address | Newton Hall Lane, Mobberley, WA16, WA16 7LB | | Price | £6,500,000 | | Bedrooms | 6 | | Bathrooms | 5 | | Council tax | H | ## Description A handsome, historic Grade II Listed country house, beautifully refurbished throughout with exceptional quality, standing in a fabulous position within the village Conservation Area in immaculate gardens and grounds, including a grass tennis court, outdoor swimming pool, superb equestrian facilities, with manège and stables, in all about 6.5 acres. This wonderful period house dates in part to at least the 16th Century, and stands within stunning gardens and grounds including a grass tennis court and a lovely outdoor swimming pool adjacent to the main terrace. The current owners acquired the house around 10 years ago, and although significant work had already been undertaken, it has been substantially extended and refurbished during their ownership, including a stunning and comprehensive internal refit, and today is beautifully presented throughout with the most wonderful high quality traditional interior and exceptional fittings. It sits in a lovely rural position on the edge of the village with pretty, surrounding views, and the house is notable for its historic links, once the family home of the famous climber Mallory. The refurbishment programme included significant extensions and remodelling alterations to form the house as it stands today, and during the refit a huge amount of bespoke cabinetry has been installed by the superb Hetherington Newman of Knutsford including the wonderful kitchen and sitting room extension, and many of the new windows are by Crittall. Bathroom fittings are of the very highest quality by with immaculate tiling and a great deal of the fittings are by Drummonds. The newly installed specification is extremely impressive throughout the house. The house has two sets of gates, one central and leading to a huge gravel forecourt and turning area suitable for an extensive number of guests. The gardens immediately surrounding the house are beautifully manicured with topiaried yew hedging, flowers and shrubs and a number of ancient trees. A York stone terrace wraps around the house to the side and rear and runs flush to the interior of the new extension, beyond which is a large pool deck with summer house and an outdoor heated swimming pool run by an air source heat pump and electric cover. Behind the pool is a grass tennis court used regularly by the owners, and a pathway leads through the gardens to the residue of the land, split in to three good sized paddocks and including an excellent small equestrian facility with concrete forecourt, a range of brand new timber stable buildings and a large fully fenced manege. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/87764463/99230) - ![Photo](/listings/photos/87764463/99232) - ![Photo](/listings/photos/87764463/99233) - ![Photo 31](/listings/photos/87764463/99234) - Photo 31 - ![Photo 28](/listings/photos/87764463/99235) - Photo 28 - ![Photo 27](/listings/photos/87764463/99236) - Photo 27 - ![Photo 35](/listings/photos/87764463/99238) - Photo 35 - ![Photo](/listings/photos/87764463/99240) - ![Photo 26](/listings/photos/87764463/99242) - Photo 26 - ![Photo 24](/listings/photos/87764463/99245) - Photo 24 - ![Photo 30](/listings/photos/87764463/99247) - Photo 30 - ![Photo 33](/listings/photos/87764463/99248) - Photo 33 - ![Photo 23](/listings/photos/87764463/99251) - Photo 23 - ![Photo 19](/listings/photos/87764463/99253) - Photo 19 - ![Photo 22](/listings/photos/87764463/99255) - Photo 22 - ![Photo 18](/listings/photos/87764463/99256) - Photo 18 - ![Photo 9](/listings/photos/87764463/99258) - Photo 9 - ![Photo 10](/listings/photos/87764463/99260) - Photo 10 - ![Photo 11](/listings/photos/87764463/99262) - Photo 11 - ![Photo 14](/listings/photos/87764463/99264) - Photo 14 - ![Photo 13](/listings/photos/87764463/99266) - Photo 13 - ![Photo 8](/listings/photos/87764463/99269) - Photo 8 - ![Photo 17](/listings/photos/87764463/99271) - Photo 17 - ![Photo 16](/listings/photos/87764463/99272) - Photo 16 - ![Photo 1](/listings/photos/87764463/99274) - Photo 1 - ![Photo](/listings/photos/87764463/99276) - ![Photo](/listings/photos/87764463/99279) - ![Photo](/listings/photos/87764463/99281) - ![Photo](/listings/photos/87764463/99283) - ![Photo](/listings/photos/87764463/99285) - ![Photo](/listings/photos/87764463/99287) - ![Photo](/listings/photos/87764463/99289) ## Floorplans - ![All](/listings/photos/87764463/99291) - All ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** +669.3% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/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:** 0.02% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12% - **10y growth:** 31.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)