# 4 bedroom barn conversion for sale (SK12 1DY) ## Property Details | Key | Value | |-----|-------| | Address | Woodford Road, Poynton, SK12, SK12 1DY | | Price | £1,575,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | H | ## 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 ## Property Photos - ![Photo](/listings/photos/89814942/690248) - ![Photo](/listings/photos/89814942/690250) - ![Photo](/listings/photos/89814942/690253) - ![Photo](/listings/photos/89814942/690255) - ![Photo](/listings/photos/89814942/690257) - ![Photo](/listings/photos/89814942/690260) - ![Photo](/listings/photos/89814942/690261) - ![Photo](/listings/photos/89814942/690264) - ![Photo](/listings/photos/89814942/690265) - ![Photo](/listings/photos/89814942/690271) - ![Photo](/listings/photos/89814942/690273) - ![Photo](/listings/photos/89814942/690275) - ![Photo](/listings/photos/89814942/690277) - ![Photo](/listings/photos/89814942/690279) - ![Photo](/listings/photos/89814942/690281) - ![Photo](/listings/photos/89814942/690283) - ![Photo](/listings/photos/89814942/690284) - ![Photo](/listings/photos/89814942/690285) - ![Photo](/listings/photos/89814942/690287) - ![Photo](/listings/photos/89814942/690288) - ![Photo](/listings/photos/89814942/690289) - ![Photo](/listings/photos/89814942/690290) - ![Photo](/listings/photos/89814942/690292) - ![Photo](/listings/photos/89814942/690294) - ![Photo](/listings/photos/89814942/690296) - ![Photo](/listings/photos/89814942/690298) - ![Photo](/listings/photos/89814942/690300) - ![Photo](/listings/photos/89814942/690301) - ![Photo](/listings/photos/89814942/690303) - ![Photo](/listings/photos/89814942/690305) - ![Photo](/listings/photos/89814942/690306) - ![Photo](/listings/photos/89814942/690308) - ![Photo](/listings/photos/89814942/690310) - ![Photo](/listings/photos/89814942/690312) - ![Photo](/listings/photos/89814942/690314) - ![Photo](/listings/photos/89814942/690316) - ![Photo](/listings/photos/89814942/690317) - ![Photo](/listings/photos/89814942/690319) - ![Photo](/listings/photos/89814942/690321) - ![Photo](/listings/photos/89814942/690323) - ![Photo](/listings/photos/89814942/690324) - ![Photo](/listings/photos/89814942/690326) ## Floorplans - ![Floorplan 1](/listings/photos/89814942/690328) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/89814942/690329) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £714,428 (8 Other, SK12, 2024–2026) - **Deviation:** +120.5% ## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,396/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:** 85.7% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of March 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 22.9% - **10y growth (index):** 52.2% ## 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)