# 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 ## 1% Rule - **Rent ratio:** 0.3% (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:** 3.1% - **10y growth:** 47.5% ## 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)