Hobbs Hill Lane, High Legh, WA16
- Land size
- 11 acres
- Bedrooms
- 4
- Bathrooms
- 2
Key Features
- Attractive farmstead in a picturesque and convenient rural position with land and outbuildings
- Charming 2300 square foot farmhouse, extensive outbuildings and barn party room, in all 5700 square feet
- Charming flagged courtyard, pretty surrounding gardens and paddock to the rear (1.29 acres) and opposite across the lane (9.6 acres), in all about 11 acres
- Four bedrooms, two bathrooms and three reception rooms
- Potential ancillary accommodation in the adjacent barn
Description
A lovely detached period Farmstead in a really charming rural location with superb open views, together with an excellent range of traditional brick outbuildings with potential for conversion, with pretty landscaped gardens and excellent land, in all just under 11 acres.
Hobbs Hill Lane is a picturesque road with some lovely surrounding countryside on the outskirts of High Legh, a convenient rural parish that lies between Mere and Lymm, just 5 to 10 minutes drive to the M6 motorway and the A556 link road to Hale, the Airport and Manchester city centre via the M56 or M6.
The farmhouse is pretty, overlooks the gardens and the courtyard to the front, has four bedrooms and three reception rooms and is ripe for further extension and improvement (subject to planning). Across the yard is an attractive two storey barn, providing excellent garaging, storage and workshop space, the first floor has been altered to accommodate a useful games room and bar area with a bedroom and en suite. It has been used as such for some years although we believe no formal consent was sought.
There is garaging and excellent parking, all enclosed by two sets of electric entry gates.
The gardens are charming, the formal part just large enough without being onerous, and a paddock area adjoins them and the rear of the courtyard. There is a large flat paddock opposite of 9.6 acres, immediately across the lane from the farmhouse.
EPC Rating: E
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- H
- Date Posted
- 2026-07-08
Market Value Analysis
Compared with 84 Homes with Land listings in North West England (10+ acres).
Energy Performance Certificate
Energy Efficiency Rating
Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)
Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Mains
- Heating
- Oil Heating
- Broadband
- Cable Internet
- Sewerage
- Septic Tank / Private
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Lift Access
- Parking
- Parking Available
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- High Legh Primary School1.5 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 162
- Type
- Community school
- Cherry Tree School2.8 milesOfsted: Good
- Ages
- 2 to 11
- Pupils
- 210
- Type
- Community school
- Ravenbank Primary School2.9 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 336
- Type
- Academy converter
- Appleton Thorn Primary School3 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 198
- Type
- Academy converter
- Oughtrington Primary School3.2 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 391
- Type
- Academy converter
Secondary
- Lymm High School2.8 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,937
- Type
- Academy converter
- Knutsford Academy4.5 milesOfsted report card · Mar 2026
- Ages
- 11 to 18
- Pupils
- 1,429
- Type
- Academy converter
- Bridgewater High School4.6 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 1,683
- Type
- Academy converter
- Sir Thomas Boteler Church of England High School4.9 milesOfsted report card · Feb 2026
- Ages
- 11 to 16
- Pupils
- 879
- Type
- Academy sponsor led
- Faith
- Church of England
- Cardinal Newman Catholic High School5.1 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 808
- Type
- Voluntary aided school
- Faith
- Roman Catholic
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
Mapped within the area searched, not at the advertised map pin itself.
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Stuart Rushton & Co, Knutsford
35 King Street, Knutsford, Cheshire, WA16 6DW
Contact Stuart Rushton & Co, Knutsford
35 King Street, Knutsford, Cheshire, WA16 6DW
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