# 4 bedroom detached house for sale (WA16 0PH)

## Property Details

| Key | Value |
|-----|-------|
| Address | MOSS FARM BARN, MOSS LANE, KNUTSFORD, OVER TABLEY, CHESHIRE EAST WA16 0PH |
| Price | £1,450,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | H |
| Last sold | £1,250,000 Dec 2021 |

## Description

A fabulous, high specification 2850 square foot detached barn conversion, finished to a very impressive standard boasting a wonderful contemporary layout including a huge open plan kitchen/dining/family room with exposed brickwork and vaulted ceiling, and with two further separate reception rooms, situated in a delightful semi-rural position between Knutsford and Mere. 

Entrance hall/boot room, cloaks/WC, superb open-plan living/dining kitchen with central island unit, substantial breakfast bar and excellent range of quality integrated Miele appliances. This huge open room provides space for a large dining and family area. A separate large main lounge overlooks the rear garden and there is a large home office/second sitting room, and a utility room. An impressive galleried landing has access to all bedrooms, the principal bedroom with walk-in wardrobe and en-suite shower room, three further bedrooms (one with en-suite shower room), family bathroom and plant room.

There is a detached oak framed double carport and large lawned gardens with views over farmland to the rear. A gated gravelled drive provides excellent parking to the front and rear.

Knutsford is only about 5 minutes by car.

## Property Photos

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## Floorplans

- ![All](/listings/photos/91050042/1323762) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MOSS FARM BARN MOSS LANE, OVER TABLEY, KNUTSFORD, CHESHIRE EAST, WA16 0PH | £1,250,000 | 15/12/2021 | Detached |

## Price vs local average

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

- **Local average:** £844,904 (51 Detached, WA16, 2024–2026)
- **Deviation:** +71.6%

## Rental Range

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

- **Low:** £881/mo
- **Realistic:** £979/mo
- **Optimistic:** £1,077/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%):** £122,375
- **Target investor price (1%):** £97,900

*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:** -6%
- **10y growth:** 28.9%

## 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)