{"slug":"f4bca03","reference":"167968877","property":{"agentBranchId":17828,"agentBranchName":"Knutsford","agentCompanyName":"Stuart Rushton & Co","shortDescription":"5 bedroom detached house for sale","listingUpdateReason":"Added on 08\/10\/2025","isCommercial":false,"propertySubType":"Detached","propertyTypeDisplay":"Detached","bedrooms":5,"bathrooms":4,"addedDate":"2025-10-08","soldSTC":false,"latitude":53.299251,"longitude":-2.295305,"primaryPrice":"\u00a31,650,000","price":1650000,"displayPriceQualifier":null,"postcode":"WA16 7AT","displayAddress":"High Noon Farm, Ancoats Lane, WA16","encId":"i3AbKATHB3YrD2Kq0iKjF5MqRt7Zouq7u_V9","councilTaxBand":null,"brochure":"https:\/\/media.rightmove.co.uk\/property-brochure\/4bff70102\/167968877\/4bff7010273a090bc5490f25e33ec528.pdf","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. 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Noon Farm, Ancoats Lane, WA16, WA16 7AT","address_first_line":"High Noon Farm","rightmove_url":"https:\/\/www.rightmove.co.uk\/properties\/167968877","photos":[{"id":22748,"url":"\/listings\/photos\/167968877\/22748","caption":null,"status":"cached","is_cached":true,"propertyReference":"167968877","dimensions":{"width":1024,"height":682}},{"id":22749,"url":"\/listings\/photos\/167968877\/22749","caption":null,"status":"cached","is_cached":true,"propertyReference":"167968877","dimensions":{"width":1024,"height":682}},{"id":22750,"url":"\/listings\/photos\/167968877\/22750","caption":null,"status":"cached","is_cached":true,"propertyReference":"167968877","dimensions":{"width":1024,"height":512}},{"id":22751,"url":"\/listings\/photos\/167968877\/22751","caption":null,"status":"cached","is_cached":true,"propertyReference":"167968877","dimensions":{"width":1024,"height":512}}],"sales_history":[],"sold_comparables":{"same_street":[],"nearby":[],"street_average_price":null,"area_average_price":null,"street_sale_count":0,"area_sale_count":0},"rent_range":{"low":878,"realistic":975,"optimistic":1073,"geography_code":"E06000049","geography_name":"Cheshire East","resolved_from":"Local Authority from postcode lookup"},"rental_comparables":{"listings":[],"average_price":null,"count":0,"availability":"no_match","bedrooms_filter":5,"bedrooms_filter_relaxed":false,"bedrooms_filter_source":"listing"},"property_markdown":"# 5 bedroom detached house for sale (WA16 7AT)\n\n## Property Details\n\n| Key | Value |\n|-----|-------|\n| Address | High Noon Farm, Ancoats Lane, WA16, WA16 7AT |\n| Price | \u00a31,650,000 |\n| Bedrooms | 5 |\n| Bathrooms | 4 |\n\n## Description\n\nPlot 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.\n\nHigh 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.\n\nThe house will stand in a good size landscaped plot with lovely views to the side and rear.\n\nThe build is due to be completed Spring 2026 and will be sold with a LABC 10 year warranty.\n\nPredicted EPC rating - Band B.\n\nSite visits are available strictly by appointment through the Agents.\n\n## Property Photos\n\n- ![Photo](\/listings\/photos\/167968877\/22748)\n- ![Photo](\/listings\/photos\/167968877\/22749)\n- ![Photo](\/listings\/photos\/167968877\/22750)\n- ![Photo](\/listings\/photos\/167968877\/22751)\n\n## Floorplans\n\n- ![All](\/listings\/photos\/167968877\/22752) - All\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a3865,297 (51 Detached, WA16, 2024\u20132026)\n- **Deviation:** +90.7%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Cheshire East). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a3878\/mo\n- **Realistic:** \u00a3975\/mo\n- **Optimistic:** \u00a31,073\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for East Lancs (Apr 2025 \u2013 Mar 2026).*\n\n- **LHA floor (this property size):** \u00a3793\/mo\n\n## 1% Rule\n\n- **Rent ratio:** 0.06% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3121,875\n- **Target investor price (1%):** \u00a397,500\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on Area rent estimate.*\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 22.9%\n- **10y growth:** 58.4%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Cheshire East; Detached series; as of March 2026.*\n\n- **1y growth (index):** 1.6%\n- **5y growth (index):** 23.6%\n- **10y growth (index):** 51.5%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":null,"fensa_certificates_count":0,"page_data":{"listing":{"id":1286,"reference":"167968877","slug":"f4bca03","slug_hash":"f4bca0383da7d048795b6a81cb04e29e726dfe21","portal":"rightmove","channel":"RES_BUY","meta":{"agentBranchId":17828,"agentBranchName":"Knutsford","agentCompanyName":"Stuart Rushton & Co","shortDescription":"5 bedroom detached house for sale","listingUpdateReason":"Added on 08\/10\/2025","isCommercial":false,"propertySubType":"Detached","propertyTypeDisplay":"Detached","bedrooms":5,"bathrooms":4,"addedDate":"2025-10-08","soldSTC":false,"latitude":53.299251,"longitude":-2.295305,"primaryPrice":"\u00a31,650,000","price":1650000,"displayPriceQualifier":null,"postcode":"WA16 7AT","displayAddress":"High Noon Farm, Ancoats Lane, WA16","encId":"i3AbKATHB3YrD2Kq0iKjF5MqRt7Zouq7u_V9","councilTaxBand":null,"brochure":"https:\/\/media.rightmove.co.uk\/property-brochure\/4bff70102\/167968877\/4bff7010273a090bc5490f25e33ec528.pdf","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. 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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.<\/p><p>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.<\/p><p>The house will stand in a good size landscaped plot with lovely views to the side and rear.<\/p><p>The build is due to be completed Spring 2026 and will be sold with a LABC 10 year warranty.<\/p><p>Predicted EPC rating - Band B.<\/p><p>Site visits are available strictly by appointment through the Agents.<\/p>","propertyPhrase":"5 bedroom detached house","disclaimer":"<b>Disclaimer<\/b> - Property reference 0d90e076-ed63-4711-98af-3c68169be9bf. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by <b>Stuart Rushton & Co, Knutsford<\/b>.&nbsp;Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.","auctionFeesDisclaimer":null,"guidePriceDisclaimer":null,"reservePriceDisclaimer":null,"staticMapDisclaimerText":"Map data \u00a9<a href=\"http:\/\/www.openstreetmap.org\/copyright\" rel=\"nofollow\" target=\"_blank\" title=\"Open Street Map\">OpenStreetMap<\/a> contributors.","newHomesBrochureDisclaimer":"Please note that Rightmove will send the above details to Stuart Rushton & Co only. 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