# 4 bedroom detached house for sale (WA13 9AF) ## Property Details | Key | Value | |-----|-------| | Address | 18 WHITBARROW ROAD, LYMM, WARRINGTON WA13 9AF | | Price | £1,495,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: before 1900 | | Floor area | 278 m² | | Last sold | £902,500 Jul 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 08/03/2028 - **Current heating cost:** £2,051/year ### Recommendations - A3 (2,700) - Q (14,000) - W1 (1,200) - E (85) - G (450) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0742-2831-6074-9808-8101) ## Description A rare opportunity to acquire an exceptional period home in walking distance of Lymm Village. Driveway to be completed September 2026. **Description** An exceptional detached period residence, beautifully extended and comprehensively refurbished to an exacting standard, occupying a highly sought-after position just moments from the centre of Lymm Village, adjacent to the Trans Pennine Cycle Route, and enjoying attractive open views across farmland and and golf course. This outstanding family home has been thoughtfully transformed by the current owners to create a residence of exceptional quality, seamlessly blending period character with contemporary design. Finished to an impressive specification throughout, the property showcases bespoke joinery, premium materials and outstanding craftsmanship, with notable features including Benott solid oak flooring, extensive underfloor heating, a bespoke staircase, Porcelanosa tiling and sanitaryware, custom-made cabinetry, and integrated Hive and Control4 home automation. The accommodation is entered through an elegant reception hall featuring bespoke fitted storage, solid oak flooring and a striking under-stairs wine cellar. From here, the ground floor flows effortlessly through a series of beautifully designed living spaces, creating an ideal environment for both family life and entertaining. The heart of the home is the magnificent open-plan kitchen, dining and family room. Filled with natural light and opening directly onto the landscaped rear garden via expansive bi-fold doors. The bespoke kitchen, with exceptional storage, centres around a substantial island with Thunder White granite worktops. A comprehensive range of contemporary handleless cabinetry is complemented by a large oak-lined appliance cupboard incorporating an integrated microwave. Integrated NEFF appliances include two fan ovens, an induction hob and extractor, together with two Liebherr refrigerators and a Liebherr freezer with ice-maker. The property offers an excellent range of reception accommodation comprising four versatile reception rooms. These include an elegant formal sitting room with a feature wood-burning stove set within a marble surround, a spacious dining room opening onto the rear terrace a fully fitted study with bespoke Neville Johnson furniture, and an impressive soundproof cinema room supplied by Bang & Olufsen, Manchester, and operated via a Control4 smart home system. Further ground floor accommodation includes a beautifully appointed utility room and a practical boot room with bespoke storage and a dedicated dog shower. A stylish cloakroom fitted with sanitaryware from the acclaimed Zaha Hadid collection for Porcelanosa completes the accommodation. To the first floor, there are three well-proportioned bedrooms together with a family bathroom fitted with contemporary Duravit sanitaryware. The principal suite is particularly impressive, comprising a beautifully presented bedroom with sliding doors opening onto a private balcony overlooking the landscaped gardens. Complementing the bedroom are separate his-and-hers dressing areas and a luxurious en suite bathroom appointed with premium Laufen and Porcelanosa sanitaryware. Occupying the second floor is an excellent guest suite, offering a wonderful degree of privacy and comprising a spacious double bedroom, sitting area, fitted study/dressing space and a stylish en suite bathroom. This flexible accommodation is ideally suited to guests, older children or multi-generational living. Externally, the property is equally impressive. The landscaped rear garden has been carefully designed to extend the living space outdoors, featuring extensive porcelain terraces, a striking water feature, atmospheric lighting and an outdoor fire place. To the front of the property, electrically operated gates open onto a substantial private driveway providing parking for numerous vehicles. Please note the driveway / landscaping to the front is due to complete in September. Leasehold with approximately 867 years remaining. **Additional Info** Council Tax Band F ## Property Photos - ![Front](/listings/photos/92073513/1965166) - Front - ![Gardens](/listings/photos/92073513/1965167) - Gardens - ![Hallway](/listings/photos/92073513/1965168) - Hallway - ![Hallway](/listings/photos/92073513/1965169) - Hallway - ![Living Room](/listings/photos/92073513/1965170) - Living Room - ![Kitchen/ Diner](/listings/photos/92073513/1965171) - Kitchen/ Diner - ![Kitchen/ Diner](/listings/photos/92073513/1965172) - Kitchen/ Diner - ![Utility](/listings/photos/92073513/1965173) - Utility - ![Kitchen / Diner](/listings/photos/92073513/1965174) - Kitchen / Diner - ![Dining Room](/listings/photos/92073513/1965175) - Dining Room - ![Dining Room](/listings/photos/92073513/1965176) - Dining Room - ![Cinema Room](/listings/photos/92073513/1965177) - Cinema Room - ![Office](/listings/photos/92073513/1965178) - Office - ![Principal Bedroom](/listings/photos/92073513/1965179) - Principal Bedroom - ![Principal Room](/listings/photos/92073513/1965180) - Principal Room - ![Balcony](/listings/photos/92073513/1965181) - Balcony - ![Bedroom](/listings/photos/92073513/1965182) - Bedroom - ![Bathroom](/listings/photos/92073513/1965183) - Bathroom - ![Bedroom](/listings/photos/92073513/1965184) - Bedroom - ![Bedroom](/listings/photos/92073513/1965185) - Bedroom - ![Bathroom](/listings/photos/92073513/1965186) - Bathroom - ![Rear Elevation](/listings/photos/92073513/1965187) - Rear Elevation - ![Gardens](/listings/photos/92073513/1965188) - Gardens - ![Gardens](/listings/photos/92073513/1965189) - Gardens - ![Rear Elevation](/listings/photos/92073513/1965190) - Rear Elevation ## Floorplans - ![Floorplan](/listings/photos/92073513/1965191) - Floorplan ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #15141197 - **Address:** 18 Whitbarrow Road, LYMM, WA13 9AF - **Certificate Issued:** 13/04/2022 - **Work Completed:** 04/03/2022 - **Items:** 7 window(s) ### FENSA Certificate #15621677 - **Address:** 18 Whitbarrow Road, Lymm, WA13 9AF - **Certificate Issued:** 19/02/2023 - **Work Completed:** 13/01/2023 - **Items:** 4 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 18 WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AF | £902,500 | 13/07/2018 | Detached | | 18 WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AF | £760,000 | 13/12/2010 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 20 MILLBANK, LYMM, WARRINGTON, WA13 9DG | £780,000 | 14/12/2021 | Detached | | 16 MILLBANK, LYMM, WARRINGTON, WA13 9DG | £740,000 | 27/09/2021 | Detached | **Area average:** £760,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £699,777 (18 Detached, WA13, 2024–2026) - **Deviation:** +113.6% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £801/mo - **Realistic:** £890/mo - **Optimistic:** £979/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £997/mo ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £111,250 - **Target investor price (1%):** £89,000 *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.* ## Price per Square Metre - **£/m²:** £5,378/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.5% - **10y growth:** -2.9% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of May 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 24.7% - **10y growth (index):** 55.8% ## 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)