# 6 bedroom detached house for sale (WA4 5NY) ## Property Details | Key | Value | |-----|-------| | Address | HATTON COTTAGE, WARRINGTON ROAD, WARRINGTON, HATTON, WARRINGTON WA4 5NY | | Price | £1,500,000 | | Bedrooms | 6 | | Bathrooms | 5 | | Council tax | H | | Last sold | £475,000 Dec 1995 | ## Description Set in over 7 acres of private, mature grounds, Hatton Cottage offers an exceptional rural haven on the fringe of the small hamlet of Hatton. The property enjoys a peaceful position yet sits within easy reach of Stockton Heath and Warrington, with swift access to the M56 and M6 placing Manchester, Chester, and Liverpool well within commuting distance. A popular village pub lies only a short walk away. The property comprises a large period house together with an attached coach house, offering extensive ancillary accommodation and significant scope for reconfiguration. The coach house currently provides substantial ground-floor garaging and a self-contained one-bedroom apartment above, making it suitable for guests, relatives, staff, or those seeking independent living alongside the main home. The principal house is arranged over three levels. Entry at ground level leads to a series of spacious living areas, including two sizeable reception rooms and an expansive open-plan kitchen and family room. This open plan room incorporates a generous dining kitchen fitted with an Aga and ample storage, alongside an informal family sitting area warmed by a wood-burning stove. A large boot room/porch, utility room and WC adjoin the kitchen, with an additional WC accessed from the dining hall. Those looking to enlarge the ground-floor footprint could do so by integrating the adjacent coach house accommodation. Upstairs, the landing provides access to five bedrooms with views across the gardens. The principal bedroom includes a large shower/dressing area, a further dressing room and its own bathroom. The remaining bedrooms are all well-sized; one is currently arranged as a study and the guest room benefits from a dramatic vaulted, beamed ceiling and an en-suite shower room. From the landing, a staircase rises to two versatile attic rooms. The outdoor setting is a particular highlight. Two enclosed paddocks and on-site stabling make the property especially appealing to equestrian buyers. The formal gardens are extensive, featuring sweeping lawns, established trees and a pond positioned in front of the house. Additional garaging for multiple vehicles - up to five in total - is provided, along with a floodlit astroturf tennis court which now requires resurfacing.Hatton Cottage presents a rare opportunity: a substantial period home with flexible ancillary accommodation, far-reaching potential for modernisation, and a wonderfully private landscape in a highly accessible Cheshire location. EPC Rating: F ## Property Photos - ![(Main)](/listings/photos/174764810/133994) - (Main) - ![Other](/listings/photos/174764810/133995) - Other - ![Other](/listings/photos/174764810/133996) - Other - ![Other](/listings/photos/174764810/133997) - Other - ![Other](/listings/photos/174764810/133998) - Other - ![Other](/listings/photos/174764810/133999) - Other - ![Other](/listings/photos/174764810/134000) - Other - ![Other](/listings/photos/174764810/134001) - Other - ![Other](/listings/photos/174764810/134002) - Other - ![Other](/listings/photos/174764810/134003) - Other - ![Other](/listings/photos/174764810/134004) - Other - ![Other](/listings/photos/174764810/134005) - Other - ![Other](/listings/photos/174764810/134006) - Other - ![Other](/listings/photos/174764810/134007) - Other - ![Other](/listings/photos/174764810/134008) - Other - ![Other](/listings/photos/174764810/134009) - Other - ![Other](/listings/photos/174764810/134010) - Other - ![Other](/listings/photos/174764810/134011) - Other - ![Other](/listings/photos/174764810/134012) - Other - ![Other](/listings/photos/174764810/134013) - Other - ![Other](/listings/photos/174764810/134014) - Other - ![Other](/listings/photos/174764810/134015) - Other - ![Other](/listings/photos/174764810/134016) - Other - ![Other](/listings/photos/174764810/134017) - Other - ![Other](/listings/photos/174764810/134018) - Other - ![Other](/listings/photos/174764810/134019) - Other - ![Other](/listings/photos/174764810/134020) - Other - ![Other](/listings/photos/174764810/134021) - Other - ![Other](/listings/photos/174764810/134022) - Other - ![Other](/listings/photos/174764810/134023) - Other - ![Other](/listings/photos/174764810/134024) - Other - ![Other](/listings/photos/174764810/134025) - Other ## Floorplans - ![Floorplan 1](/listings/photos/174764810/134026) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/174764810/134027) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HATTON COTTAGE WARRINGTON ROAD, HATTON, WARRINGTON, WA4 5NY | £475,000 | 06/12/1995 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £603,790 (64 Detached, WA4, 2024–2026) - **Deviation:** +148.4% ## 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):** £997/mo ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £110,250 - **Target investor price (1%):** £88,200 *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:** 26.4% - **10y growth:** 58.7% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of March 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 24.2% - **10y growth (index):** 59% ## 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)