# 5 bedroom detached house for sale (WA15 0AH) ## Property Details | Key | Value | |-----|-------| | Address | Rossmill Lane, Hale Barns, WA15 0AH | | Price | £1,650,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | G | ## Description Nestled along the prestigious Rossmill Lane in Hale Barns, this beautifully arranged five bedroom residence offers a nice blend of space, charm and family focused living. Spanning approximately 3,250 sq ft across three thoughtfully-designed floors, the home provides a superb balance of formal entertaining areas, relaxed family spaces and good bedroom accommodation. The private rear garden is a jewel in the crown and provides a tranquil oasis to enjoy in the warmer months. A cherished home, which would invite fresh updates and the chance to put your stamp on this lovely property. The ground floor flows effortlessly from the welcoming reception hall into a series of bright, versatile rooms including a piano room, sitting room, office, and an impressive open plan kitchen and breakfast room, the true heart of the home. Large windows and well positioned doors ensure natural light and garden views are ever present. Upstairs, the first floor hosts three spacious bedrooms, including a Primary suite with a private balcony and en suite; with dressing areas to accommodate clothes, shoes & bags. The second floor offers two further double bedrooms and an additional bathroom, creating an ideal retreat for teenagers, guests, or multi generational living. With its generous proportions, flexible layout, and sought after Hale Barns location, this is a home designed for modern family life, entertaining, and long term comfort. Viewing is highly recommended and the property is sold with No Onward Chain. **Notice** Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only. ## Property Photos - ![Photo](/listings/photos/173455301/80013) - ![Photo](/listings/photos/173455301/80014) - ![Photo](/listings/photos/173455301/80015) - ![Photo](/listings/photos/173455301/80016) - ![Photo](/listings/photos/173455301/80017) - ![Photo](/listings/photos/173455301/80018) - ![Photo](/listings/photos/173455301/80019) - ![Photo](/listings/photos/173455301/80020) - ![Photo](/listings/photos/173455301/80021) - ![Photo](/listings/photos/173455301/80022) - ![Photo](/listings/photos/173455301/80023) - ![Photo](/listings/photos/173455301/80024) - ![Photo](/listings/photos/173455301/80025) - ![Photo](/listings/photos/173455301/80026) - ![Photo](/listings/photos/173455301/80027) - ![Photo](/listings/photos/173455301/80028) - ![Photo](/listings/photos/173455301/80029) - ![Photo](/listings/photos/173455301/80030) - ![Photo](/listings/photos/173455301/80031) - ![Photo](/listings/photos/173455301/80032) - ![Photo](/listings/photos/173455301/80033) - ![Photo](/listings/photos/173455301/80034) - ![Photo](/listings/photos/173455301/80035) - ![Photo](/listings/photos/173455301/80036) - ![Photo](/listings/photos/173455301/80037) - ![Photo](/listings/photos/173455301/80038) - ![Photo](/listings/photos/173455301/80039) - ![Photo](/listings/photos/173455301/80040) ## Floorplans - ![Floorplan 1](/listings/photos/173455301/80041) - Floorplan 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 | |---------|-------|------|------| | 47 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EN | £5,472,000 | 09/12/2025 | Detached | | 12 CHAPEL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0HJ | £3,300,000 | 31/10/2025 | Detached | | 49 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EN | £1,950,000 | 21/07/2025 | Detached | | 28 HIGH ELM ROAD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0HS | £1,150,000 | 17/03/2025 | Detached | | 9 CHAPEL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0HN | £1,150,000 | 14/03/2025 | Detached | | 45 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EN | £2,304,375 | 14/11/2023 | Detached | | 17 GORSE BANK ROAD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0BE | £1,930,000 | 27/10/2023 | Detached | | 84 CHAPEL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0BH | £1,300,000 | 06/06/2023 | Detached | | 6 MILLWAY, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AE | £665,000 | 20/04/2023 | Detached | | 10 CHAPEL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0HJ | £1,110,000 | 29/03/2023 | Detached | | [Same street] BENT MEADOWS ROSSMILL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AH | £4,603,635 | 03/03/2023 | Detached | | 20 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EE | £2,360,000 | 21/12/2022 | Detached | | 38 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EW | £2,560,000 | 29/11/2022 | Detached | | 3 RIVERMEAD AVENUE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AN | £1,010,000 | 09/08/2022 | Detached | | 4 CHAPEL DRIVE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0BL | £846,000 | 28/07/2022 | Detached | | 24 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EJ | £3,250,000 | 27/05/2022 | Detached | | 47 CHAPEL LANE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AJ | £1,187,501 | 29/04/2022 | Detached | | 7 RIVERMEAD AVENUE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AN | £1,237,500 | 29/04/2022 | Detached | | 17 CASTLEWAY, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0AD | £1,045,000 | 14/04/2022 | Detached | | 36 HIGH ELM ROAD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0HS | £850,000 | 13/04/2022 | Detached | | 16 CARRWOOD, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 0EE | £3,400,000 | 15/11/2021 | Detached | **Street average:** £4,603,635 (1 sale) **Area average:** £1,903,869 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,078,879 (52 Detached, WA15, 2024–2026) - **Deviation:** +52.9% ## Rental Range *ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,223/mo - **Realistic:** £1,359/mo - **Optimistic:** £1,495/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cumbria (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £738/mo ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £169,875 - **Target investor price (1%):** £135,900 *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:** 33.5% - **10y growth:** 29.7% ## House Price Index (HM Land Registry) *Official index for Trafford; Detached series; as of March 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 19.7% - **10y growth (index):** 61.6% ## 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)