# 3 bedroom semi-detached house for sale (WA5 1UL) ## Property Details | Key | Value | |-----|-------| | Address | 92 SYCAMORE LANE, WARRINGTON, GREAT SANKEY, WARRINGTON WA5 1UL | | Price | £259,950 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1967-1975 | | Floor area | 74 m² | | Last sold | £137,000 Feb 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £839/year - **Est. upgrade cost to C:** £16,865 ### Recommendations - W2 (£5,000 - £10,000) - E (£120 - £140) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3000-2143-0022-5696-3763) ## Description **For Sale – Three Bedroom Semi-Detached Home on Sycamore Lane, Great Sankey** Situated in a quiet cul-de-sac on the ever-popular Sycamore Lane in Great Sankey, this beautifully maintained three-bedroom semi-detached home offers modern living in a highly convenient location. Within easy reach of Warrington West railway station, it is ideal for commuters and families alike. The property has been thoughtfully updated by the current owners and is ready to move straight into. The standout feature is the extended kitchen, installed in 2019, providing a contemporary and spacious heart of the home with ample room for cooking, dining and entertaining. Additional recent improvements include: Modern boiler installed in 2018 New windows fitted in 2017 Replacement fascia and soffits in 2017 Stylish new front door installed in 2021 Externally, the home benefits from a large driveway offering generous off-road parking. To the rear, you’ll find a substantial private garden — perfect for families and outdoor entertaining — complete with a covered seating area for year-round enjoyment. Located in a sought-after residential area close to local schools, amenities and transport links, this is a fantastic opportunity to purchase a well-presented home in a prime Great Sankey location. Early viewing is highly recommended. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/87687960/73078) - ![Photo](/listings/photos/87687960/73079) - ![Photo](/listings/photos/87687960/73080) - ![Photo](/listings/photos/87687960/73081) - ![Photo](/listings/photos/87687960/73082) - ![Photo](/listings/photos/87687960/73083) - ![Photo](/listings/photos/87687960/73084) - ![Photo](/listings/photos/87687960/73085) - ![Photo](/listings/photos/87687960/73086) - ![Photo](/listings/photos/87687960/73087) - ![Photo](/listings/photos/87687960/73088) - ![Photo](/listings/photos/87687960/73089) - ![Photo](/listings/photos/87687960/73090) - ![Photo](/listings/photos/87687960/73091) - ![Photo](/listings/photos/87687960/73092) - ![Photo](/listings/photos/87687960/73093) - ![Photo](/listings/photos/87687960/73094) - ![Photo](/listings/photos/87687960/73095) - ![Photo](/listings/photos/87687960/73096) - ![Photo](/listings/photos/87687960/73097) - ![Photo](/listings/photos/87687960/73098) - ![Photo](/listings/photos/87687960/73099) - ![Photo](/listings/photos/87687960/308061) ## Floorplans - ![Site Plan](/listings/photos/87687960/73100) - Site Plan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #12436887 - **Address:** 92 Sycamore Lane, Great Sankey, WA5 1UL - **Certificate Issued:** 10/07/2017 - **Work Completed:** 09/06/2017 - **Items:** 9 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 92 SYCAMORE LANE, GREAT SANKEY, WARRINGTON, WA5 1UL | £137,000 | 04/02/2016 | Semi-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 | |---------|-------|------|------| | 4 ROSE CREEK GARDENS, GREAT SANKEY, WARRINGTON, WA5 3TT | £285,000 | 12/12/2025 | Semi-detached | | 4 BLANDFORD ROAD, GREAT SANKEY, WARRINGTON, WA5 1JP | £285,000 | 21/11/2025 | Semi-detached | | 8 BLANDFORD ROAD, GREAT SANKEY, WARRINGTON, WA5 1JP | £195,000 | 27/06/2025 | Semi-detached | | 90 BIRDWELL DRIVE, GREAT SANKEY, WARRINGTON, WA5 1XB | £160,000 | 24/11/2023 | Semi-detached | | 24 BLANDFORD ROAD, GREAT SANKEY, WARRINGTON, WA5 1JP | £280,000 | 26/05/2023 | Semi-detached | | 123 BIRDWELL DRIVE, GREAT SANKEY, WARRINGTON, WA5 1XD | £192,000 | 25/11/2022 | Semi-detached | | 23 BLUE LAKE GARDENS, GREAT SANKEY, WARRINGTON, WA5 3TQ | £97,500 | 21/10/2022 | Semi-detached | | 1 DETROIT CLOSE, GREAT SANKEY, WARRINGTON, WA5 3SF | £117,300 | 30/08/2022 | Semi-detached | | 27 BLUE LAKE GARDENS, GREAT SANKEY, WARRINGTON, WA5 3TQ | £100,500 | 24/08/2022 | Semi-detached | | 1 BLANDFORD ROAD, GREAT SANKEY, WARRINGTON, WA5 1JP | £240,000 | 15/07/2022 | Semi-detached | | [Same street] 64 SYCAMORE LANE, GREAT SANKEY, WARRINGTON, WA5 1UL | £140,000 | 11/02/2022 | Semi-detached | | 12 MALISTON ROAD, GREAT SANKEY, WARRINGTON, WA5 1JR | £180,000 | 17/12/2021 | Semi-detached | | 73 WORSBOROUGH AVENUE, GREAT SANKEY, WARRINGTON, WA5 1UZ | £125,000 | 27/10/2021 | Semi-detached | | [Same street] 104 SYCAMORE LANE, GREAT SANKEY, WARRINGTON, WA5 1UL | £300 | 09/09/2021 | Other | | 29 BLUE LAKE GARDENS, GREAT SANKEY, WARRINGTON, WA5 3TQ | £91,875 | 22/07/2021 | Semi-detached | | 18 MALISTON ROAD, GREAT SANKEY, WARRINGTON, WA5 1JR | £180,000 | 15/07/2021 | Semi-detached | | 9 DETROIT CLOSE, GREAT SANKEY, WARRINGTON, WA5 3SF | £102,000 | 12/07/2021 | Semi-detached | | 91 SYCAMORE LANE, GREAT SANKEY, WARRINGTON, WA5 1UJ | £235,000 | 01/07/2021 | Semi-detached | | 15 MALISTON ROAD, GREAT SANKEY, WARRINGTON, WA5 1JR | £195,000 | 25/06/2021 | Semi-detached | | 11 CARNABY PLACE, GREAT SANKEY, WARRINGTON, WA5 1ZH | £212,000 | 25/06/2021 | Semi-detached | | 45 SYCAMORE LANE, GREAT SANKEY, WARRINGTON, WA5 1JW | £320,000 | 08/06/2021 | Semi-detached | **Street average:** £70,150 (2 sales) **Area average:** £189,114 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £241,755 (93 Semi-detached, WA5, 2024–2026) - **Deviation:** +7.5% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £794/mo - **Realistic:** £882/mo - **Optimistic:** £970/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £693/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Flat, Houston Gardens, WA5 | £1,250/mo | 3 | 0.68 miles | OpenRent | **Average rent: £1,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,250/mo).* - **Gross yield:** 5.8% - **Cost-to-rent:** 17.3× - **Monthly cashflow:** £76/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.2% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £3,513/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 24.2% - **10y growth:** 70.7% ## House Price Index (HM Land Registry) *Official index for Warrington; Semi-detached series; as of February 2026.* - **1y growth (index):** 6.3% - **5y growth (index):** 27.6% - **10y growth (index):** 63.5% ## 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)