# 5 bedroom detached house for sale (WA13 0TN) ## Property Details | Key | Value | |-----|-------| | Address | Kay Lane, Lymm, WA13, WA13 0TN | | Price | £3,750,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | G | ## Description Occupying a privileged position in the Cheshire countryside, Cherry Nurseries House offers a rare blend of luxurious living, privacy, and convenience. Situated on Kay Lane, just moments from Lymm village and within easy reach of Altrincham, the property enjoys approximately 9 acres of grounds and includes a detached barn with full planning permission for conversion to a three-bedroom dwelling (circa 2,300 sq ft). From the moment you step through the **grand entrance hall**, it’s clear this is a home of scale and quality. Leading off the hallway is a **study**, a **guest W.C.**, and access to the principal reception areas. The **formal lounge** is a welcoming space with a feature **log burner**, integrated **media wall**, and **French doors** opening directly to the garden, ideal for both quiet evenings and entertaining. Across the hallway, a **dining room** flows into the impressive **kitchen/diner** – the true heart of the home. Here you’ll find a **Bora induction hob**, **two double ovens**, **Calacatta marble worktops**, an integrated **dishwasher**, and a **Quooker boiling water tap**. Just off the kitchen is the **bar room**, perfect for hosting, complete with a second **media wall** and **dishwasher**. From here, a **utility room** houses integrated **washer/dryer** units and provides access to the **garage**. Above the garage, accessed via an internal staircase, is a fully equipped **gym**. Upstairs, the **first floor** features four double bedrooms: The **main suite** boasts fitted robes, a coffee station, dressing area, **ensuite bathroom**, and access to a private **balcony** overlooking the grounds. The **second bedroom** also benefits from an ensuite, fitted robes, and balcony access. **Bedrooms four and five** both include fitted wardrobes and share a well-appointed family bathroom. On the **second floor**, a large **third bedroom** includes a bespoke shoe wall, dressing room, and ensuite. Completing this level is a dedicated **cinema room**, which could equally serve as an additional bedroom or multi-purpose space. Additional features include: **Underfloor heating** throughout the ground floor A **state-of-the-art AV system**, enabling control of lighting, audio, and media via smartphone Extensive **gardens, lawns, and open land** totaling approximately 9 acres Air Con units aslo fitted in the Cinema room, Gym and 3rd Bedroom The **detached barn** on the grounds already benefits from **full planning permission** for conversion into a three-bedroom, circa 2,300 sq ft home — perfect for multi-generational living, guest accommodation, or potential investment. Situated in a peaceful, semi-rural setting, the property is ideally located just a short drive from Lymm village and Altrincham, with easy access to motorway links and excellent local schooling. Nearby countryside walks and bridleways further enhance the lifestyle on offer. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/167600066/14260) - ![Photo](/listings/photos/167600066/14263) - ![Photo](/listings/photos/167600066/14265) - ![Photo](/listings/photos/167600066/14267) - ![Photo](/listings/photos/167600066/14268) - ![Lounge](/listings/photos/167600066/14271) - Lounge - ![Lounge](/listings/photos/167600066/14273) - Lounge - ![Dining Room](/listings/photos/167600066/14275) - Dining Room - ![Dining Room](/listings/photos/167600066/14277) - Dining Room - ![Study](/listings/photos/167600066/14278) - Study - ![Kitchen/Dining Room](/listings/photos/167600066/14280) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14282) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14284) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14285) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14287) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14288) - Kitchen/Dining Room - ![Kitchen/Dining Room](/listings/photos/167600066/14289) - Kitchen/Dining Room - ![Bar](/listings/photos/167600066/14290) - Bar - ![Bar](/listings/photos/167600066/14291) - Bar - ![Bar](/listings/photos/167600066/14293) - Bar - ![Bar](/listings/photos/167600066/14295) - Bar - ![Bar](/listings/photos/167600066/14297) - Bar - ![Utility Room](/listings/photos/167600066/14299) - Utility Room - ![Utility Room](/listings/photos/167600066/14302) - Utility Room - ![Photo](/listings/photos/167600066/14305) - ![Photo](/listings/photos/167600066/14310) - ![Gym](/listings/photos/167600066/14312) - Gym - ![Gym](/listings/photos/167600066/14316) - Gym - ![Photo](/listings/photos/167600066/14318) - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14322) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14325) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14328) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14331) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14334) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14336) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14339) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14342) - Bedroom 1/Dresser/Ensuite - ![Bedroom 1/Dresser/Ensuite](/listings/photos/167600066/14345) - Bedroom 1/Dresser/Ensuite - ![Bedroom 2](/listings/photos/167600066/14348) - Bedroom 2 - ![Bedroom 2](/listings/photos/167600066/14351) - Bedroom 2 - ![Bedroom 2](/listings/photos/167600066/14355) - Bedroom 2 - ![Bedroom 2](/listings/photos/167600066/14359) - Bedroom 2 - ![Bedroom 2](/listings/photos/167600066/14361) - Bedroom 2 - ![Bedroom 2](/listings/photos/167600066/14365) - Bedroom 2 - ![Bedroom 5](/listings/photos/167600066/14367) - Bedroom 5 - ![Bedroom 5](/listings/photos/167600066/14370) - Bedroom 5 - ![Bedroom 5](/listings/photos/167600066/14373) - Bedroom 5 - ![Bedroom 4](/listings/photos/167600066/14378) - Bedroom 4 - ![Bedroom 4](/listings/photos/167600066/14381) - Bedroom 4 - ![Bathroom](/listings/photos/167600066/14384) - Bathroom - ![Photo](/listings/photos/167600066/14389) - ![Photo](/listings/photos/167600066/14393) - ![Photo](/listings/photos/167600066/14398) - ![Photo](/listings/photos/167600066/14402) - ![Photo](/listings/photos/167600066/14406) - ![Bedroom 3](/listings/photos/167600066/14410) - Bedroom 3 - ![Bedroom 3](/listings/photos/167600066/14415) - Bedroom 3 - ![Bedroom 3](/listings/photos/167600066/14420) - Bedroom 3 - ![Cinema Room](/listings/photos/167600066/14424) - Cinema Room - ![Photo](/listings/photos/167600066/14431) - ![Photo](/listings/photos/167600066/14436) - ![Photo](/listings/photos/167600066/14444) - ![Photo](/listings/photos/167600066/14449) - ![Photo](/listings/photos/167600066/14454) - ![Garage](/listings/photos/167600066/14460) - Garage - ![Garage](/listings/photos/167600066/14468) - Garage - ![Photo](/listings/photos/167600066/14475) - ![Photo](/listings/photos/167600066/14481) - ![Photo](/listings/photos/167600066/14487) - ![Photo](/listings/photos/167600066/14492) - ![Photo](/listings/photos/167600066/14499) - ![Photo](/listings/photos/167600066/14505) - ![Photo](/listings/photos/167600066/14513) - ![Photo](/listings/photos/167600066/14519) - ![Photo](/listings/photos/167600066/14525) - ![Photo](/listings/photos/167600066/14531) - ![Photo](/listings/photos/167600066/14536) ## Floorplans - ![All](/listings/photos/167600066/14539) - All ## EPC Graphs - ![EPC 1](/listings/photos/167600066/14545) - 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 | |---------|-------|------|------| | [Same street] CORNERHOUSE BARN KAY LANE, LYMM, CHESHIRE EAST, WA13 0TN | £1,550,000 | 08/12/2023 | Detached | | [Same street] THE HOLLOW KAY LANE, LYMM, WARRINGTON, WA13 0TN | £540,000 | 18/10/2023 | Detached | | [Same street] CHRISTMAS BARN KAY LANE, LYMM, CHESHIRE EAST, WA13 0TN | £1,500,000 | 14/04/2023 | Detached | | 238 HIGHER LANE, LYMM, WARRINGTON, WA13 0RJ | £1,295,000 | 16/09/2021 | Detached | **Street average:** £1,196,667 (3 sales) **Area average:** £1,295,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £687,999 (17 Detached, WA13, 2024–2026) - **Deviation:** +445.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/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:** 0.03% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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:** -4% - **10y growth:** 18.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)