# 2 bedroom apartment for sale (WA13 0HF) ## Property Details | Key | Value | |-----|-------| | Address | 41 GROVE AVENUE, LYMM, WARRINGTON WA13 0HF | | Price | £190,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £185,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 05/09/2034 - **Current heating cost:** £1,535/year - **Est. upgrade cost to C:** £6,523 ### Recommendations - W2 (£4,000 - £6,000) - C (£15 - £30) - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2666-9410-2604-2185) ## Description This delightful ground floor flat on Grove Avenue offers a perfect blend of comfort and convenience. With two well-proportioned bedrooms, this property is ideal for couples, small families, or those seeking a peaceful retreat. Upon entering, you are welcomed into a beautifully tiles entrance hall leading to a spacious reception room that provides a warm and inviting atmosphere, perfect for relaxation or entertaining guests. The layout is thoughtfully designed, ensuring that every inch of space is utilised effectively. The flat features a modern shower room , which is both stylish and functional, catering to all your daily needs. The location of this property is particularly appealing, as it is situated in a tranquil area while still being within easy reach of local amenities. Lymm boasts a variety of shops, cafes, and restaurants, all contributing to a vibrant community spirit. Additionally, the surrounding countryside offers picturesque walks and outdoor activities, making it an ideal spot for nature lovers. This purpose-built flat not only provides comfortable living but also offers the convenience of ground floor access, making it suitable for individuals of all ages. With its charming features and prime location, this property presents an excellent opportunity for those looking to settle in a welcoming and picturesque village. In summary, this two-bedroom ground floor flat on Grove Avenue is a wonderful choice for anyone seeking a comfortable home in Lymm. With its spacious reception area, modern amenities, and proximity to local attractions, it is sure to appeal to a wide range of potential buyers. **Entrance Hall** - 2.48 x 5.80 (8'1" x 19'0") - **Kitchen** - 11'7 x 7'08 - Fully fitted with a range of matching base and wall units finished in high gloss. Single bowl sink unit with chrome finish mixer taps set into heat resistant work surfaces with tiled splash backs. Built in four ring Neff halogen hob with a Neff stainless steel electric oven below and extractor fan above. Space and plumbing for washing machine. Ceramic tiled flooring. Over unit spot lights, fuse box, ample power points and a window to the front elevation. **Lounge** - 18'8 x 12'05 - A spacious room with high ceilings, two upvc windows to the side elevation and a upvc double glazed window to the rear elevation allowing maximum natural light into the room. Two oil based electric heaters, two wall light points, and ample power points. **Bedroom 1** - 12'5 x 12'4 - A double bedroom with a upvc window to the side elevation. oil based electric storage heater, textured ceiling and two wall light points and ample power points. **Bedroom 2** - 12'5 x 10'7 - A second double bedroom with a upvc window to the rear elevation. Built in mirror wardrobes creating hanging and high level storage space. , three wall light points, oil based electric heater and ample power points. **Shower Room** - 6'5 x 6'2 - Fitted with a matching white three piece suite with chrome finish fittings comprising of pedestal wash hand basin, low level wc and a walk in shower with a power shower and decorative glass shower screen. Partially tiled walls and a ceramic tiled floor. Built in storage cupboard. . Shaver socket and light, wall light, wall mounted heater and extractor fan. **Externally** - The property is approached by block paved pathway leading to a communal court yard and the front of the property, with well stocked raised planted areas. There is an allocated parking space to the rear **Tenure & Management** - The property is leasehold £0.00 Ground Rent is payable. A 125 year lease with 87 remaining Management Service charges are £130.00 per month. **Council Tax** - Warrington Borough Council - Council Tax Band B **Viewings** - VIEWING STRICTLY BY APPOINTMENT ONLY THROUGH THE SELLING AGENTS OFFICE **Disclaimer** - THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT THEY ARE NOT GUARANTEED AND DO NOT FORM ANY PART OF A CONTRACT. NEITHER RIDGEWAY RESIDENTIAL, NOR THE VENDOR OR LESSOR ACCEPT ANY RESPONSIBILITY IN RESPECT OF THESE PARTICULARS, WHICH ARE NOT INTENDED TO BE STATEMENTS OR REPRESENTATION OF FACT AND ANY INTENDING PURCHASER OR LESSOR MUST SATISFY HIMSELF OR OTHERWISE AS TO THE CORRECTNESS OF EACH OF THE STATEMENTS CONTAINED IN THESE PARTICULARS. **Information** - Mobile coverage EE Vodafone Three O2 Broadband Basic 26 Mbps Ultrafast 10000 Mbps Satellite / Fibre TV Availability BT Sky Virgin ## Property Photos - ![front shot 2.png](/listings/photos/166698578/1779144) - front shot 2.png - ![IMG_1199.JPG](/listings/photos/166698578/1779145) - IMG_1199.JPG - ![grove loungea.jpeg](/listings/photos/166698578/1779146) - grove loungea.jpeg - ![IMG_1206a.JPG](/listings/photos/166698578/1779147) - IMG_1206a.JPG - ![IMG_1202a.JPG](/listings/photos/166698578/1779148) - IMG_1202a.JPG - ![grove halla.jpeg](/listings/photos/166698578/1779149) - grove halla.jpeg - ![IMG_1196.JPG](/listings/photos/166698578/1779150) - IMG_1196.JPG - ![IMG_1194.JPG](/listings/photos/166698578/1779151) - IMG_1194.JPG - ![IMG_1191.JPG](/listings/photos/166698578/1779152) - IMG_1191.JPG - ![IMG_1193.JPG](/listings/photos/166698578/1779153) - IMG_1193.JPG - ![bathroom grovea.jpeg](/listings/photos/166698578/1779154) - bathroom grovea.jpeg - ![41 Grove Avenue (2)a.jpg](/listings/photos/166698578/1779155) - 41 Grove Avenue (2)a.jpg ## Floorplans - ![41GroveAvenue-High.jpg](/listings/photos/166698578/1779156) - 41GroveAvenue-High.jpg ## EPC Graphs - ![EPC 1](/listings/photos/166698578/1779157) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14562031 - **Address:** 41 Grove Avenue, LYMM, WA13 0HF - **Certificate Issued:** 02/05/2021 - **Work Completed:** 16/04/2021 - **Items:** 4 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 41 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £185,000 | 26/03/2026 | Flat | | 41 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £155,000 | 06/09/2018 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £172,000 | 16/01/2026 | Flat | | [Same street] 16 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £325,000 | 05/12/2025 | Terraced | | [Same street] 28 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £205,000 | 21/11/2023 | Terraced | | THE LIMES 8 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £135,000 | 16/11/2023 | Flat | | [Same street] THE HOLLIES, 4 FLAT 1 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £165,000 | 26/09/2023 | Flat | | THE LIMES 34 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £177,000 | 01/09/2023 | Flat | | THE LIMES 30 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £170,000 | 14/04/2023 | Flat | | THE LIMES 11 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £180,000 | 05/12/2022 | Flat | | [Same street] 20 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £309,000 | 14/10/2022 | Terraced | | THE LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £173,000 | 22/07/2022 | Flat | | MAYFIELD COURT FLAT 4 CHERRY LANE, LYMM, WARRINGTON, WA13 0PR | £270,000 | 29/06/2022 | Flat | | [Same street] 18 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £270,000 | 21/06/2022 | Terraced | | GROVE COURT FLAT 8 WEST HYDE, LYMM, WARRINGTON, WA13 0HA | £136,000 | 11/03/2022 | Flat | | 14 ASH ROAD, LYMM, WARRINGTON, WA13 0EY | £128,000 | 10/12/2021 | Flat | | [Same street] 36 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £225,000 | 18/11/2021 | Terraced | | [Same street] 22 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £271,500 | 30/09/2021 | Terraced | | GROVE COURT FLAT 9 WEST HYDE, LYMM, WARRINGTON, WA13 0HA | £140,000 | 22/09/2021 | Flat | | THE LIMES 10 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £166,000 | 21/09/2021 | Flat | **Street average:** £252,929 (7 sales) **Area average:** £167,909 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £178,038 (13 Flat, WA13, 2024–2026) - **Deviation:** +6.7% ## 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):** £588/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 | |------|------|------|------|------| | 2 Bed Flat, Grove Avenue, WA13 | £930/mo | 2 | 0.06 miles | OpenRent | | 2 Bed Maisonette, Appleton Mews, WA13 | £1,000/mo | 2 | 0.39 miles | OpenRent | | 2 Bed Penthouse, Springbank Gardens, WA13 | £995/mo | 2 | 0.93 miles | OpenRent | | 2 Bed Flat, White Clover Square, WA13 | £1,245/mo | 2 | 1.19 miles | OpenRent | **Average rent: £1,043/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £124,750 - **Target investor price (1%):** £99,800 *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 £998/mo).* - **Gross yield:** 6.3% - **Cost-to-rent:** 15.9× - **Monthly cashflow:** £125/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.7% *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:** £2,836/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 44.7% - **10y growth:** 114.6% ## House Price Index (HM Land Registry) *Official index for Warrington; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** 0.6% - **5y growth (index):** 12.7% - **10y growth (index):** 38.9% ## 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)