For sale Detached

High Noon Farm

Ancoats Lane, WA16, WA16 7AT

5 beds 4 baths Listed 8 Oct 2025 (-248d)

£1,650,000

Save

# 5 bedroom detached house for sale (WA16 7AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | High Noon Farm, Ancoats Lane, WA16, WA16 7AT |
| Price | £1,650,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |

## Description

High Noon Farm is an exclusive development of just four luxury bespoke new-build homes, currently under construction by highly reputable Thomas Jones & Sons. The development occupies a wonderful semi-rural position adjoining open countryside and is superbly located within convenient reach of Knutsford, Wilmslow and Alderley Edge.

The house will stand in a good size landscaped plot with lovely views to the side and rear.

The build is due to be completed Spring 2026 and will be sold with a LABC 10 year warranty.

Predicted EPC rating - Band B.

Site visits are available strictly by appointment through the Agents.

## Property Photos

- ![Photo](/listings/photos/167968877/22748)
- ![Photo](/listings/photos/167968877/22749)
- ![Photo](/listings/photos/167968877/22750)
- ![Photo](/listings/photos/167968877/22751)

## Floorplans

- ![All](/listings/photos/167968877/22752) - All

## Price vs local average

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

- **Local average:** £865,297 (51 Detached, WA16, 2024–2026)
- **Deviation:** +90.7%

## Rental Range

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

- **Low:** £878/mo
- **Realistic:** £975/mo
- **Optimistic:** £1,073/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:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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:** 22.9%
- **10y growth:** 58.4%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of March 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 23.6%
- **10y growth (index):** 51.5%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4

/ 4

Property details

Tenure

FREEHOLD

Local average

£865,297 (+90.7%)

Deprivation

Decile 9 (28,188 of 33,755)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

Small semi-rural development of only 4 luxury bespoke new-build homes
Extensive open-plan family kitchen with contemporary units, stone worktops and integrated appliances
Principal bedroom suite including dressing room
Duravit designer bathroom suites with underfloor heating
Efficient air-source heating system
Double garage
Lovely position adjoining open countryside

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Air source heat pump
Parking: Garage
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

Plot 4 is a wonderfully designed home with superb family accommodation extending to just over 3,100 sq feet (excluding attached double garage), including an impressive open plan family kitchen, 2 reception rooms, study, five bedrooms, three with en-suite facilities and a family bathroom. The house will benefit from quality fixtures and fittings, integrated kitchen appliances and will be heated via an efficient air source heat pump with underfloor heating throughout the ground floor.
High Noon Farm is an exclusive development of just four luxury bespoke new-build homes, currently under construction by highly reputable Thomas Jones & Sons. The development occupies a wonderful semi-rural position adjoining open countryside and is superbly located within convenient reach of Knutsford, Wilmslow and Alderley Edge.
The house will stand in a good size landscaped plot with lovely views to the side and rear.
The build is due to be completed Spring 2026 and will be sold with a LABC 10 year warranty.
Predicted EPC rating - Band B.
Site visits are available strictly by appointment through the Agents.

Listed by

Knutsford

Stuart Rushton & Co

Reference: 167968877

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
1 High Noon Farm, Ancoats Lane, MOBBERLEY	81	86	237 m²	—	Detached
Ash Lea, Ancoats Lane, Mobberley	64	77	264 m²	England and Wales: 1950-1966	Bungalow
Ash Lea, Ancoats Lane, Mobberley	70	80	264 m²	England and Wales: 1950-1966	Bungalow
Ash Lea, Ancoats Lane, Mobberley, KNUTSFORD	64	77	264 m²	England and Wales: 1950-1966	Detached
Ash Lea, Ancoats Lane, Mobberley, KNUTSFORD	70	80	264 m²	England and Wales: 1950-1966	Detached
Fields View Farm, Ancoats Lane, Mobberley	85	98	283 m²	2024	House
Fields View Farm, Ancoats Lane, Mobberley, KNUTSFORD	85	98	283 m²	—	Detached
High Noon, Ancoats Lane, Mobberley	58	80	235 m²	England and Wales: 1983-1990	House
High Noon, Ancoats Lane, Mobberley, KNUTSFORD	58	80	235 m²	—	Detached
Lynwood, Ancoats Lane, Mobberley	56	64	171 m²	England and Wales: before 1900	House
Noonsun Cottage, Ancoats Lane, Mobberley	69	82	127 m²	England and Wales: 1900-1929	House
Noonsun Cottage, Ancoats Lane, Mobberley	64	83	116 m²	England and Wales: before 1900	House
Noonsun Cottage, Ancoats Lane, Mobberley, KNUTSFORD	69	82	127 m²	England and Wales: 1900-1929	Detached
Noonsun Cottage, Ancoats Lane, Mobberley, KNUTSFORD	64	83	116 m²	England and Wales: before 1900	Detached
Noonsun Lodge, Ancoats Lane, Mobberley	63	97	146 m²	England and Wales: before 1900	House

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

Price history

Event	Date	Price	% change
Listed for sale	—	£1,650,000	—

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

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth 22.9%

10y growth 58.4%

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

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

Rental Range

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

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA16 7AT

Address

Ancoats Lane

Nearby

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

Type	Name	Distance
Bus stop	Great Warford, Ancoats Lane / Noonsun Farm	0.1 miles
Hospital	Soss Moss Hospital	1.5 miles
Shop	Agapanthus	1.9 miles
Shop	Salon Pampas	1.9 miles
Train station	Chelford	2.1 miles
Train station	Alderley Edge	2.4 miles
Hospital	The Wilmslow Hospital	3.0 miles
University	Fallowfield Reception and Richmond Amenities Building	10.6 miles
University	University of Manchester Fallowfield Campus	10.6 miles

Street-level crime

Category	Count
Burglary	1
Violence and sexual offences	1
Total incidents	2

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
David Lewis School	Other	0.9 miles	Good — 12 Jan 2015
The David Lewis Centre	Other	0.9 miles	— (No rating)
Mobberley CofE Primary School	Primary	1.6 miles	— (Inspected (no overall grade))
Lindow Community Primary School	Primary	1.8 miles	Good — 11 Mar 2014
Chelford CofE Primary School	Primary	1.9 miles	Good — 30 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.06%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

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).

Download brochure

Enter House Number

Enter the house number to help us retrieve more accurate pricing history and property data.

Please log in to submit or correct the house number for this listing.