For sale Semi-detached

Barnaby Road

Poynton, SK12, SK12 1LW

2 beds 1 baths Listed 19 May 2026 (-36d)

£325,000

Offers Over

Reduced on 22 Jun 2026

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# 2 bedroom semi-detached house for sale (SK12 1LW)

## Property Details

| Key | Value |
|-----|-------|
| Address | Barnaby Road, Poynton, SK12, SK12 1LW |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |

## Description

A two double bedroom semi detached home which is conveniently placed for a local primary and secondary school and also Poynton village. The property has recently been refurbished and benefits from a brand new modern fitted kitchen and bathroom combined with well balanced accommodation throughout. In brief the property comprises :-  Entrance Hall with stairs leading to the first floor, the lounge boasts dual aspect windows allowing for plenty of natural light, the main focal point of this room is the feature fireplace with living flame gas fire. The modern dining kitchen is comprehensively fitted with white high gloss handle-less wall base and drawer units these are complemented by square edge worktops over. The integrated appliances include an electric oven and gas hob with chimney style extractor hood over, there is recess space for a upright fridge/freezer and a washing machine. A rear hallway has access to the rear garden and the downstairs wc which is fitted with a low level wc and wash basin with storage cupboard below. To the first floor there are two double bedrooms, the main bedroom is fitted with floor to ceiling wardrobes. The partially tiled family bathroom includes a panelled bath with shower over, pedestal wash basin, low level wc and heated towel rail. Externally to the front of the property is a lawned garden and gravel driveway providing ample off road parking and side access to the detached single garage. The West facing rear garden is fully enclosed with perimeter fencing and hedgerow it is predominately laid to lawn and is well stocked with a variety of established plants, trees and shrubs.

## Property Photos

- ![Front](/listings/photos/88655481/723506) - Front
- ![Dining Kitchen](/listings/photos/88655481/723507) - Dining Kitchen
- ![Bathroom](/listings/photos/88655481/723508) - Bathroom
- ![Garden](/listings/photos/88655481/723509) - Garden
- ![Entrance Hallway](/listings/photos/88655481/723510) - Entrance Hallway
- ![Lounge](/listings/photos/88655481/723511) - Lounge
- ![Lounge](/listings/photos/88655481/723512) - Lounge
- ![Dining Kitchen](/listings/photos/88655481/723513) - Dining Kitchen
- ![Dining Kitchen](/listings/photos/88655481/723514) - Dining Kitchen
- ![Downstairs Wc](/listings/photos/88655481/723515) - Downstairs Wc
- ![Landing](/listings/photos/88655481/723516) - Landing
- ![Bedroom 1](/listings/photos/88655481/723517) - Bedroom 1
- ![Bedroom 1](/listings/photos/88655481/723518) - Bedroom 1
- ![Bedroom 2](/listings/photos/88655481/723519) - Bedroom 2
- ![Garden](/listings/photos/88655481/723520) - Garden
- ![Garden](/listings/photos/88655481/723521) - Garden
- ![Garden](/listings/photos/88655481/723522) - Garden

## Floorplans

- ![All](/listings/photos/88655481/723523) - All

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 MICAWBER ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UW | £499,950 | 12/12/2025 | Semi-detached |
| 37 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £340,000 | 27/11/2025 | Semi-detached |
| 31 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £400,000 | 18/07/2025 | Semi-detached |
| 31 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £400,000 | 18/07/2025 | Semi-detached |
| 7 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG | £395,000 | 18/10/2023 | Semi-detached |
| 19 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG | £345,000 | 21/12/2022 | Semi-detached |
| 14 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU | £380,000 | 09/12/2022 | Semi-detached |
| 19 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX | £405,000 | 21/10/2022 | Semi-detached |
| 18 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG | £575,000 | 18/10/2022 | Semi-detached |
| 35 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £415,000 | 22/09/2022 | Semi-detached |
| 11 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU | £476,000 | 26/08/2022 | Semi-detached |
| 18 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU | £390,000 | 26/08/2022 | Semi-detached |
| 23 DOMBEY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LT | £325,000 | 23/08/2022 | Semi-detached |
| 19 MARLEY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LY | £295,000 | 05/07/2022 | Semi-detached |
| 10 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX | £340,000 | 28/06/2022 | Semi-detached |
| 36 LONDON ROAD SOUTH, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LF | £450,000 | 12/05/2022 | Semi-detached |
| 16 LOSTOCK ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LL | £400,000 | 06/05/2022 | Semi-detached |
| 36 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £325,000 | 27/01/2022 | Semi-detached |
| 16 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX | £413,500 | 12/11/2021 | Semi-detached |
| 33 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP | £317,000 | 29/10/2021 | Semi-detached |

**Area average:** £394,323 (20 sales)

## Price vs local average

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

- **Local average:** £403,444 (28 Semi-detached, SK12, 2024–2026)
- **Deviation:** -19.4%

## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £748/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Bridle Road, SK7 | £1,050/mo | 2 | 1.24 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.8×
- **Monthly cashflow:** £-360/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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:** -0.2%
- **10y growth:** 48.5%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 25.2%
- **10y growth (index):** 56.5%

## 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)

Front Dining Kitchen Bathroom Garden Entrance Hallway Lounge Lounge Dining Kitchen Dining Kitchen Downstairs Wc Landing Bedroom 1 Bedroom 1 Bedroom 2 Garden Garden Garden

/ 17

Property details

Tenure

FREEHOLD

Council tax band

Local average

£403,444 (-19.4%)

Deprivation

Decile 4 (12,526 of 33,755)

Street crime

42 incidents within 1 mile (Apr 2026)

Key features

NO CHAIN
A TWO DOUBLE BEDROOM SEMI DETACHED FAMILY HOME
RECENTLY REFURBISHED THROUGHOUT
BRAND NEW MODERN FITTED KITCHEN & BATHROOM
LOCATED WITHIN WALKING DISTANCE TO A LOCAL PRIMARY AND SECONDARY SCHOOL
GRAVEL DRIVEWAY PROVIDING AMPLE OFF ROAD PARKING. DETACHED SINGLE GARAGE. ENCLOSED WEST FACING LANDSCAPED REAR GARDEN

Additional details

Electricity: Mains supply
Broadband: None
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Garden: Private garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

A two double bedroom semi detached home which is conveniently placed for a local primary and secondary school and also Poynton village. The property has recently been refurbished and benefits from a brand new modern fitted kitchen and bathroom combined with well balanced accommodation throughout. In brief the property comprises :- Entrance Hall with stairs leading to the first floor, the lounge boasts dual aspect windows allowing for plenty of natural light, the main focal point of this room is the feature fireplace with living flame gas fire. The modern dining kitchen is comprehensively fitted with white high gloss handle-less wall base and drawer units these are complemented by square edge worktops over. The integrated appliances include an electric oven and gas hob with chimney style extractor hood over, there is recess space for a upright fridge/freezer and a washing machine. A rear hallway has access to the rear garden and the downstairs wc which is fitted with a low level wc and wash basin with storage cupboard below. To the first floor there are two double bedrooms, the main bedroom is fitted with floor to ceiling wardrobes. The partially tiled family bathroom includes a panelled bath with shower over, pedestal wash basin, low level wc and heated towel rail. Externally to the front of the property is a lawned garden and gravel driveway providing ample off road parking and side access to the detached single garage. The West facing rear garden is fully enclosed with perimeter fencing and hedgerow it is predominately laid to lawn and is well stocked with a variety of established plants, trees and shrubs.

Listed by

Poynton

Gascoigne Halman - Connells

Reference: 88655481

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
45, Barnaby Road, Poynton, STOCKPORT	58	79	97 m²	England and Wales: 1950-1966	Detached
51, Barnaby Road, Poynton, STOCKPORT	57	81	99 m²	England and Wales: 1950-1966	Detached
55, Barnaby Road, Poynton, STOCKPORT	67	83	103 m²	England and Wales: 1950-1966	Detached
57, Barnaby Road, Poynton, STOCKPORT	68	82	101 m²	England and Wales: 1950-1966	Detached
61, Barnaby Road, Poynton, STOCKPORT	69	83	96 m²	England and Wales: 1950-1966	Detached
62 Barnaby Road, Poynton Stockport	66	81	77 m²	England and Wales: 1950-1966	Terraced
62 Barnaby Road, Poynton, STOCKPORT	68	83	71 m²	England and Wales: 1950-1966	Detached
63, Barnaby Road, Poynton, STOCKPORT	59	77	102 m²	England and Wales: 1930-1949	Detached
66, Barnaby Road, Poynton, STOCKPORT	70	87	82 m²	England and Wales: 1950-1966	Terraced
72 BARNABY ROAD, POYNTON, POYNTON	61	83	64 m²	England and Wales: 1950-1966	Terraced
74, Barnaby Road, Poynton, STOCKPORT	62	82	95 m²	England and Wales: 1950-1966	Terraced
76 Barnaby Road, Poynton, STOCKPORT	66	79	85 m²	—	Terraced
76, Barnaby Road, Poynton, STOCKPORT	45	78	86 m²	—	Terraced
76, Barnaby Road, Poynton, STOCKPORT	35	77	88 m²	—	Terraced
78 Barnaby Road, Poynton, STOCKPORT	68	75	69 m²	England and Wales: 1950-1966	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

Price history

Event	Date	Price	% change
Listed for sale	—	£325,000	—

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

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
6 MICAWBER ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UW	£499,950	12/12/2025	Semi-detached
37 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£340,000	27/11/2025	Semi-detached
31 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£400,000	18/07/2025	Semi-detached
31 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£400,000	18/07/2025	Semi-detached
7 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG	£395,000	18/10/2023	Semi-detached
19 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG	£345,000	21/12/2022	Semi-detached
14 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU	£380,000	09/12/2022	Semi-detached
19 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX	£405,000	21/10/2022	Semi-detached
18 VERNON CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1NG	£575,000	18/10/2022	Semi-detached
35 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£415,000	22/09/2022	Semi-detached
11 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU	£476,000	26/08/2022	Semi-detached
18 DORRIT CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1UU	£390,000	26/08/2022	Semi-detached
23 DOMBEY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LT	£325,000	23/08/2022	Semi-detached
19 MARLEY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LY	£295,000	05/07/2022	Semi-detached
10 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX	£340,000	28/06/2022	Semi-detached
36 LONDON ROAD SOUTH, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LF	£450,000	12/05/2022	Semi-detached
16 LOSTOCK ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LL	£400,000	06/05/2022	Semi-detached
36 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£325,000	27/01/2022	Semi-detached
16 TAPLEY AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XX	£413,500	12/11/2021	Semi-detached
33 VERNON ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1LP	£317,000	29/10/2021	Semi-detached

Area average: £394,323 (20 sales)

Capital growth trend

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

5y growth -0.2%

10y growth 48.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Semi-detached. As of March 2026.

1y (index) 2.3%

5y (index) 25.2%

10y (index) 56.5%

Rental Range

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

Low £881/mo

Realistic £979/mo

Optimistic £1,077/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for Southern Greater Manchester: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK12 1LW

Address

Lawrence Place

Nearby

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

Type	Name	Distance
Shop	Patchfinders	0.1 miles
Bus stop	Midway, London Road South / Vernon Arms PH	0.1 miles
Bus stop	Midway, Copperfield Road / Weller Avenue	0.1 miles
Shop	Johnsons	0.2 miles
Train station	Poynton	0.7 miles
Train station	Adlington (Cheshire)	1.6 miles
Hospital	Rosemount Resource Centre	5.7 miles
Hospital	Newlands Care Home	6.1 miles
University	University of Manchester Fallowfield Campus	7.9 miles
University	Fallowfield Reception and Richmond Amenities Building	8.0 miles

Street-level crime

Category	Count
Violence and sexual offences	11
Anti-social behaviour	10
Shoplifting	8
Other crime	4
Vehicle crime	3
Drugs	2
Public order	2
Criminal damage and arson	1
Other theft	1
Total incidents	42

Within 1 mile during Apr 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
St Paul's Catholic Primary School, A Voluntary Academy	Primary	0.2 miles	Good — 12 Jun 2024
Vernon Primary School	Primary	0.4 miles	Outstanding — 26 Jun 2024
Poynton High School	Secondary	0.6 miles	Good — 11 Feb 2016
Lower Park School	Primary	0.7 miles	Good — 22 Jan 2024
Worth Primary School	Primary	0.7 miles	Requires improvement — 3 Mar 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Bridle Road, SK7	£1,050/mo	2	1.24 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 3.9%

Cost-to-rent ratio 25.8×

Monthly cashflow £-360/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.6%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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