For sale Barn Conversion

Woodford Road

Poynton, SK12, SK12 1DY

4 beds 3 baths Listed 17 Jun 2026 (-5d)

£1,575,000

Guide Price

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Property photo

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Property details

Tenure

FREEHOLD

Council tax band

H

Local average

£714,428 (+120.5%)

Deprivation

Decile 9 (28,763 of 33,755)

Street crime

14 incidents within 1 mile (Apr 2026)

Key features

  • EXPOSED BEAMS AND BRICKWORK
  • LARGE GARDENS
  • HUGE 'FARMHOUSE' KITCHEN/ DINER
  • CHAIN FREE
  • STUNNING BARN CONVERSION
  • LOVELY SEMI RURAL LOCATION
  • CLOSE TO POYNTON AND BRAMHALL
  • LARGE GATED DRIVEWAY

Additional details

Electricity
Mains supply
Broadband
FTTC (fibre to the cabinet)
Water
Mains supply
Sewerage
Mains supply
Heating
Gas central
Parking
Garage, Driveway
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

Originally dating to CIRCA 1600 is this wonderful barn conversion of around 4000 sq ft, blending original oak beams and exposed brick walls with stunning contemporary fittings and vaulted glass skylights offers a stunning family home sitting on a large plot on the Poynton/Woodford border. In immaculate condition and boasting turn-key living, this is a truly unique property with lawned gardens and a sweeping driveway. Offered for sale with no onward chain. With a double-fronted aspect this wonderful home offers superb kerb-appeal and sits back from the road behind a large driveway offering excellent gated off-road parking. The large entrance hall offers a warm welcome with the dining kitchen to one side and the living room to another. The kitchen is a generous and contemporary space with integrated appliances including an AGA, granite worktops and stunning flooring. A spacious utility room leads off the kitchen and provides further storage and worktop space. The living room is a majestic reception with vaulted ceiling, exposed wooden beams and a stunning exposed brick chimney. The first floor galleried landing runs the width of the living room. There are two further reception rooms on the ground floor comprising a dining room and study which are both situated to the rear of the property, as a wet room including a sauna, cloakroom, WC and large storage cupboard off the hallway. Internal access to the garages is also available. To the first floor the four bedrooms are all good sizes, the master with a three piece en-suite shower room. Further to this there are two beautiful family bathrooms with one being a three piece white suite and the other being a four piece white suite. There are two storage rooms which offer plenty off space and the first floor also features a lovely galleried landing which has open views to the living room area.
EPC Rating: C

Listed by

Bramhall

Mosley Jarman

Reference: 89814942

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
10 Woodford Road, Poynton 71 81 143 m² England and Wales: 1930-1949 House
10 Woodford Road, Poynton, STOCKPORT 71 81 143 m² England and Wales: 1930-1949 Detached
2 Woodford Road, Poynton 58 79 147 m² England and Wales: 1930-1949 House
2 Woodford Road, Poynton, STOCKPORT 58 79 147 m² England and Wales: 1930-1949 Detached
20, Woodford Road, Poynton 65 77 172 m² England and Wales: 1930-1949 House
20, Woodford Road, Poynton, STOCKPORT 65 77 172 m² — Detached
22 Woodford Road, Poynton, STOCKPORT 73 78 204 m² England and Wales: 1930-1949 Detached
22, Woodford Road, Poynton 55 74 111 m² England and Wales: 1930-1949 House
22, Woodford Road, Poynton, STOCKPORT 55 74 111 m² England and Wales: 1930-1949 Detached
26, Woodford Road, Poynton 46 82 93 m² England and Wales: 1930-1949 House
26, Woodford Road, Poynton 50 82 104 m² England and Wales: 1900-1929 House
26, Woodford Road, Poynton 48 81 93 m² England and Wales: 1930-1949 House
26, Woodford Road, Poynton, STOCKPORT 46 82 93 m² England and Wales: 1930-1949 Detached
26, Woodford Road, Poynton, STOCKPORT 50 82 104 m² England and Wales: 1900-1929 Detached
26, Woodford Road, Poynton, STOCKPORT 48 81 93 m² England and Wales: 1930-1949 Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EPC 1

EPC 1

Price history

Event Date Price % change
Listed for sale — £1,575,000 —

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

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
9 GREBE CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HU £395,000 11/12/2025 Other
Same street 2 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £569,500 28/03/2025 Other
Same street 34 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £405,000 27/03/2025 Semi-detached
Same street 32 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £365,000 01/12/2024 Semi-detached
Same street 32 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £365,000 01/12/2023 Semi-detached
Same street 10 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £715,000 24/11/2023 Detached
Same street 40 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY £387,500 28/01/2022 Semi-detached

Street average: £467,833 (6 sales)

Area average: £395,000 (1 sale)

Capital growth trend

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

5y growth 85.7%

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

1y (index) 1.3%
5y (index) 22.9%
10y (index) 52.2%

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 Southern Greater Manchester: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK12 1DY

Address

Woodford Road

Nearby

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

Type Name Distance
Bus stop Poynton, Woodford Road 0.1 miles
Bus stop Poynton, Woodford Road / Meadway 0.1 miles
Train station Poynton 0.4 miles
Train station Bramhall 0.9 miles
Shop Sue Ryder 0.9 miles
Shop Sainsbury's Local 0.9 miles
Hospital Newlands Care Home 5.1 miles
Hospital Withington Clinic 6.4 miles
University University of Manchester Fallowfield Campus 6.9 miles
University Fallowfield Reception and Richmond Amenities Building 6.9 miles

Street-level crime

Category Count
Shoplifting 5
Anti-social behaviour 4
Other crime 2
Violence and sexual offences 2
Vehicle crime 1
Total incidents 14

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
Lostock Hall Primary School Primary 0.4 miles Good — 20 Jun 2024
Lower Park School Primary 0.5 miles Good — 22 Jan 2024
Queensgate Primary School Primary 0.7 miles Outstanding — 24 Apr 2024
Ladybrook Primary School Primary 0.9 miles Outstanding — 17 Sep 2024
Bramhall High School Secondary 1.0 miles Good — 3 Oct 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

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).

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