# 4 bedroom detached house for sale (WA16 9RZ) ## Property Details | Key | Value | |-----|-------| | Address | BANK FARM, TROUTHALL LANE, KNUTSFORD, PLUMLEY, CHESHIRE WA16 9RZ | | Price | £1,250,000 | | Bedrooms | 4 | | Bathrooms | 4 | | Council tax | F | | Construction age | England and Wales: 1900-1929 | | Floor area | 225 m² | | Last sold | £172,500 May 1995 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 05/03/2036 - **Current heating cost:** £2,412/year - **Est. upgrade cost to C:** £19,300 ### Recommendations - A2 (£900 - £1,200) - Q (£7,500 - £11,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2516-4570-2806-8935) ## Description A charming red-brick barn and cottage conversion set within circa 1.3 acres of gardens with open rural views and exciting scope. - Four bedrooms, four en suite - Period property - Opportunity to renovate - Mature landscaped gardens - In all approximately 1.3 acres ## Property Photos - ![Bank Farm](/listings/photos/89803158/690709) - Bank Farm - ![Kitchen](/listings/photos/89803158/690710) - Kitchen - ![Grounds & View](/listings/photos/89803158/690711) - Grounds & View - ![Entrance Hall](/listings/photos/89803158/690712) - Entrance Hall - ![Drawing Room](/listings/photos/89803158/690713) - Drawing Room - ![Dining Room](/listings/photos/89803158/690714) - Dining Room - ![Dining Room](/listings/photos/89803158/690715) - Dining Room - ![Kitchen](/listings/photos/89803158/690717) - Kitchen - ![Study/Sitting Room](/listings/photos/89803158/690719) - Study/Sitting Room - ![Bedroom](/listings/photos/89803158/690721) - Bedroom - ![En Suite](/listings/photos/89803158/690723) - En Suite - ![Bedroom](/listings/photos/89803158/690724) - Bedroom - ![En Suite](/listings/photos/89803158/690727) - En Suite - ![Bedroom](/listings/photos/89803158/690729) - Bedroom - ![Rear Elevation](/listings/photos/89803158/690731) - Rear Elevation - ![Garden](/listings/photos/89803158/690733) - Garden - ![Grounds & View](/listings/photos/89803158/690735) - Grounds & View - ![Entrance](/listings/photos/89803158/690738) - Entrance - ![Grounds](/listings/photos/89803158/690741) - Grounds - ![Front Elevation](/listings/photos/89803158/690743) - Front Elevation - ![Front Elevation](/listings/photos/89803158/690745) - Front Elevation - ![Rear Elevation](/listings/photos/89803158/690748) - Rear Elevation - ![Site Plan](/listings/photos/89803158/690750) - Site Plan ## Floorplans - ![Ground Floor](/listings/photos/89803158/690752) - Ground Floor - ![First Floor](/listings/photos/89803158/690754) - First Floor ## EPC Graphs - ![EPC Rating Graph](/listings/photos/89803158/690757) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BANK FARM TROUTHALL LANE, PLUMLEY, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 9RZ | £172,500 | 26/05/1995 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] THE CHASE TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 9RZ | £2,850,000 | 11/08/2022 | Detached | | [Same street] SUNNYSIDE TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 9RZ | £418,000 | 13/06/2022 | Detached | **Street average:** £1,634,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +47.6% ## 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 ## 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 | |------|------|------|------|------| | 4 Bed Detached House, The Paddocks, WA16 | £8,200/mo | 4 | 0.33 miles | OpenRent | **Average rent: £8,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.66% (weak for cashflow) - **Max investor price (0.8%):** £1,025,000 - **Target investor price (1%):** £820,000 *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 £8,200/mo).* - **Gross yield:** 7.9% - **Cost-to-rent:** 12.7× - **Monthly cashflow:** £2,432/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.1% *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).* ## Price per Square Metre - **£/m²:** £5,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -11.8% - **10y growth:** 24.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)