# 5 bedroom detached house for sale (WA16 8UP) ## Property Details | Key | Value | |-----|-------| | Address | Wellbank Lane, Over Peover, WA16, WA16 8UP | | Price | £3,995,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | H | ## Description There are properties that come to the market, and then there are opportunities that may only present themselves once in a generation. Heath Farm is unquestionably one of the latter. Occupying an exceptional position in the very heart of Over Peover, one of Cheshire's most prestigious and tightly held villages, Heath Farm extends to over eight acres of beautiful private gardens, paddocks and established grounds, offering an extraordinary combination of complete privacy, remarkable scale and exceptional future potential. Approached via a magnificent tree-lined driveway, the sense of arrival is immediate. The driveway gently unfolds through mature grounds before revealing the farmhouse, positioned perfectly within the centre of the estate and completely surrounded by its own land. Despite its wonderfully private setting, the property enjoys the rare privilege of being situated within the heart of one of the county's most desirable rural communities. The existing residence is a charming detached farmhouse that has served as a much-loved family home, complemented by an extensive collection of traditional and agricultural buildings together with impressive equestrian facilities. These include 11 covered stables, a substantial agricultural building, a detached double garage, tennis court and ménage, creating a combined built footprint of approximately 12,000 square feet. A key attribute of Heath Farm is its exceptional redevelopment potential. To help illustrate the opportunities available, the current owners have commissioned a planning appraisal from a respected local planning consultant. Whilst naturally subject to the necessary planning permissions, the appraisal concludes that the site presents a credible basis for exploring the creation of a significant replacement residence. The report is available for discussion with genuinely interested purchasers. For those seeking an exceptional country home, the estate already provides an outstanding lifestyle opportunity. However, it is the extraordinary potential of Heath Farm that elevates it into one of the most compelling residential opportunities to come to the market in recent years. Large private estates occupying central village positions are becoming increasingly scarce, particularly within Cheshire's premier addresses. Heath Farm presents the rare chance not simply to purchase an outstanding property, but to create what could become one of the county's finest private homes. Over recent years the Over Peover village has quietly become home to a collection of some of Cheshire's most significant private residences, with numerous architect-designed homes and substantial country estates reinforcing its reputation as one of the region's premier residential destinations. Despite its peaceful setting, Heath Farm lies within easy reach of Knutsford, Alderley Edge, Wilmslow and Manchester Airport, while excellent motorway connections and highly regarded state and independent schools make it perfectly positioned for both family life and commuting. ## Property Photos - ![Photo](/listings/photos/91725231/1825154) - ![Photo](/listings/photos/91725231/1825159) - ![Photo](/listings/photos/91725231/1825161) - ![Photo](/listings/photos/91725231/1825163) - ![Photo](/listings/photos/91725231/1825165) - ![Photo](/listings/photos/91725231/1825167) - ![Photo](/listings/photos/91725231/1825169) - ![Photo](/listings/photos/91725231/1825171) - ![Photo](/listings/photos/91725231/1825173) - ![Photo](/listings/photos/91725231/1825175) - ![Photo](/listings/photos/91725231/1825177) - ![Photo](/listings/photos/91725231/1825178) - ![Photo](/listings/photos/91725231/1825180) - ![Photo](/listings/photos/91725231/1825182) - ![Photo](/listings/photos/91725231/1825184) - ![Photo](/listings/photos/91725231/1825186) - ![Photo](/listings/photos/91725231/1825188) - ![Photo](/listings/photos/91725231/1825190) - ![Photo](/listings/photos/91725231/1825192) - ![Photo](/listings/photos/91725231/1825193) - ![Photo](/listings/photos/91725231/1825195) - ![Photo](/listings/photos/91725231/1825197) - ![Photo](/listings/photos/91725231/1825199) - ![Photo](/listings/photos/91725231/1825202) - ![Photo](/listings/photos/91725231/1825204) - ![Photo](/listings/photos/91725231/1825205) ## Floorplans - ![Main House](/listings/photos/91725231/1825207) - Main House - ![Barn](/listings/photos/91725231/1825208) - Barn - ![Outbuildings](/listings/photos/91725231/1825209) - Outbuildings - ![Site Plan](/listings/photos/91725231/1825210) - Site Plan ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +371.8% ## 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:** -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)