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£425,000

Pool House Road, Poynton, SK12

Bedrooms: 2
Bathrooms: 1

Description

A charming two-bedroom barn conversion forming part of an attractive courtyard development in the highly sought-after semi-rural area of Higher Poynton, approached via a private farm drive and surrounded by open countryside. Beautifully presented throughout, this characterful home is offered to the market with no onward chain and blends period charm with modern-day living. The accommodation comprises an entrance hall, cloakroom/WC, utility room, a farmhouse-style kitchen/diner fitted with a range of shaker-style base units providing ample storage, complemented by solid oak work surfaces and attractive exposed brick detailing. The kitchen offers designated recesses for a freestanding cooker, dishwasher and tall fridge/freezer, whilst a useful understairs pantry/larder cupboard provides additional storage, alongside ample preparation space and room for everyday dining. A spacious dual-aspect lounge/dining room enjoying excellent natural light, with ample space for both living and dining furniture. A glazed door provides direct access to the private rear garden, whilst an exposed timber beam enhances the character and charm of this attractive barn conversion. To the first floor are two generous double bedrooms, both featuring vaulted ceilings and exposed timber beams, alongside a stylish shower room with a walk-in shower and Velux roof window. Externally, the property enjoys a private enclosed rear garden with a paved terrace, lawn and timber storage shed, all complemented by delightful countryside views. Offering a wonderful balance of rural tranquillity and convenience, this unique home provides an exceptional opportunity to enjoy character living in a picturesque setting.

EPC Rating: C

Utility Room

Kitchen / diner

Lounge

Bedroom 1

Bedroom 2

Shower Room

Parking - Allocated parking

Residential Barn Conversions Freehold

Map Location

Property details

Tenure: Freehold
Council Tax Band: C
Date Posted: 2026-08-02

Energy Performance Certificate

Energy Efficiency Rating

Very energy efficient - lower running costs

CurrentPotential

(92+)A

(81-91)B

(69-80)C

(55-68)D

(39-54)E

(21-38)F

(1-20)G

71 C

84 B

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: Ask Agent
Broadband: Full Fibre (FTTP)
Sewerage: Mains

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: Ask Agent
Parking: Off-Street Parking
Garden: Front Garden, Private 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

Superfast

Suitable for

4K streaming on every screen
Full-time home working
Online gaming & big downloads

Mobile signal

CallsDataEE Good GoodO2 Good GoodThree Good GoodVodafone Good Good

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

Brookside Primary School890 metresOfsted report card · Jan 2026
Ages
4 to 11
Pupils
130
Type
Community school
High Lane Primary School0.9 milesNo Ofsted rating
Ages
3 to 11
Pupils
164
Type
Academy converter
Worth Primary School1.4 milesOfsted: Requires improvement
Ages
4 to 11
Pupils
197
Type
Academy converter
Vernon Primary School1.7 milesOfsted: Outstanding
Ages
4 to 11
Pupils
394
Type
Community school
Disley Primary School1.8 milesNo Ofsted rating
Ages
4 to 11
Pupils
285
Type
Academy converter

Secondary

Poynton High School1.5 milesNo Ofsted rating
Ages
11 to 18
Pupils
1,467
Type
Academy converter
Hazel Grove High School2.5 milesOfsted report card · Apr 2026
Ages
11 to 18
Pupils
1,452
Type
Academy converter
Marple Hall School3 milesNo Ofsted rating
Ages
11 to 16
Pupils
1,590
Type
Academy converter
Bramhall High School3.1 milesOfsted: Good
Ages
11 to 16
Pupils
1,295
Type
Community school
Stockport School3.5 milesOfsted: Good
Ages
11 to 16
Pupils
1,341
Type
Community school

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

Sainsburys High Lane Buxton Road Local, High Lane, Greater Manchester0.7 miles

Cook Poynton, Poynton, Cheshire1.5 miles

Co-op School Lane, Poynton, Cheshire1.5 miles

GP surgery

High Lane Medical Centre0.7 miles

Pharmacy

Peak Pharmacy0.7 miles

Hospital

Stepping Hill Hospital2.9 miles

Green space

Playing Field781 metres

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

Middlewood Rail Station560 metres

Nearest bus stop

Carleton Road682 metres

Typical drive times

Marple14 min · 4.6 miles

Poynton7 min · 2 miles

Bramhall14 min · 5.2 miles

Hazel Grove8 min · 2.7 miles

Manchester (city)33 min · 12 miles

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

Flood Zone 1Lower risk

Surface water

Outside the mapped risk bandsVery low risk

These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.

Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.

Listing agent

Gascoigne Halman, Poynton

3 Fountain Place, Poynton, SK12 1QX

Contact Gascoigne Halman, Poynton

3 Fountain Place, Poynton, SK12 1QX

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