For sale Detached

Radley Woods

Ballater Drive, Houghton Green, Warrington, WA2 0LX

4 beds Listed 19 Dec 2025 (-178d)

£470,000

Reduced on 30 Jan 2026

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# 4 bedroom detached house for sale (WA2 0LX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Radley Woods, Ballater Drive, Houghton Green, Warrington, WA2 0LX |
| Price | £470,000 |
| Bedrooms | 4 |

## Description

**This home comes with over £7,000 in upgrades including flooring throughout and integrated appliances.**

The Lavender is a 4-bedroom detached home with a large central hallway. The spacious living room features a bay window, and the study is perfect for a hobby or playroom. There's plenty of storage, and the large WC could double as a utility room. At the rear, the open-plan dining/family and kitchen area opens to the garden through French doors.

Upstairs are three double bedrooms, a single bedroom, and a family bathroom with a luxurious bath. The master bedroom includes an ensuite. The Lavender also features energy-efficient technology, including an electric charging point, solar panels, A* rated double-glazing, and enhanced ventilation.

The floorplan has been produced for illustrative purposes only. Room sizes shown are between arrow points as indicated on plan. The dimensions have tolerances of + or -50mm and should not be used other than for general guidance. If specific dimensions are required, enquiries should be made to the sales consultant. The floor plans shown are not to scale. Measurements are based on the original drawings. Slight variations may occur during construction.

**Room Dimensions**

**Ground Floor**

Kitchen - 3.31m x 3.16m 10'1" x 10'4"Living room - 4.32m x 3.50m 14'2" x 11'6"Dining/family area - 4.72m x 3.16m 15'6" x 10'4"**First Floor**

Bedroom 1 - 4.27m x 3.51m 14'0" x 11'6"Bedroom 2 - 3.63m x 3..42m 11'11" x 11'3"Bedroom 3 - 3.90m x 3.45m 12'10" x 11'4"Bedroom 4 - 3.25m x 2.28m 10'8" x 7'6"

## Property Photos

- ![Radley Woods-Lavender-37-CGI-House Banner](/listings/photos/170471882/105023) - Radley Woods-Lavender-37-CGI-House Banner
- ![LH-VMCW-Typical LVR(la)](/listings/photos/170471882/105024) - LH-VMCW-Typical LVR(la)
- ![Cooper Fields-Typical-Study (la)](/listings/photos/170471882/105025) - Cooper Fields-Typical-Study (la)
- ![Pleasley View Brook Kitchen 3](/listings/photos/170471882/105026) - Pleasley View Brook Kitchen 3
- ![LH-VMCW-Typical BR2 (la)](/listings/photos/170471882/105027) - LH-VMCW-Typical BR2 (la)
- ![LH-VMCW-Typical Ensuite (la)](/listings/photos/170471882/105028) - LH-VMCW-Typical Ensuite (la)
- ![LH-VMCW-Typical BR (la)](/listings/photos/170471882/105029) - LH-VMCW-Typical BR (la)
- ![Cooper Fields-Typical BRM (la)](/listings/photos/170471882/105030) - Cooper Fields-Typical BRM (la)
- ![LH-VMCW-TypicalBR3 (la)](/listings/photos/170471882/105031) - LH-VMCW-TypicalBR3 (la)
- ![DS16244_13MCW_[BH][CH][LH]_Incentive-roundels_1280x853_04.26_pf122](/listings/photos/170471882/503891) - DS16244_13MCW_[BH][CH][LH]_Incentive-roundels_1280x853_04.26_pf122
- ![LH-VMCW-Lavender-Kitchen](/listings/photos/170471882/503892) - LH-VMCW-Lavender-Kitchen
- ![LH-VMCW-Lavender-KTD](/listings/photos/170471882/503893) - LH-VMCW-Lavender-KTD
- ![LH-VMCW-Lavender-LVR (1)](/listings/photos/170471882/503894) - LH-VMCW-Lavender-LVR (1)
- ![LH-VMCW-Lavender-Kitchen (1)](/listings/photos/170471882/503895) - LH-VMCW-Lavender-Kitchen (1)
- ![LH-VMCW-Lavender-Hall](/listings/photos/170471882/503896) - LH-VMCW-Lavender-Hall
- ![LH-VMCW-Lavender-B1 (2)](/listings/photos/170471882/503897) - LH-VMCW-Lavender-B1 (2)
- ![LH-VMCW-Lavender-Ensuite](/listings/photos/170471882/503898) - LH-VMCW-Lavender-Ensuite
- ![LH-VMCW-Lavender-B3 (1)](/listings/photos/170471882/503899) - LH-VMCW-Lavender-B3 (1)
- ![LH-VMCW-Lavender-B2 (1)](/listings/photos/170471882/503900) - LH-VMCW-Lavender-B2 (1)
- ![LH-VMCW-Lavender-BRM](/listings/photos/170471882/503901) - LH-VMCW-Lavender-BRM

## Floorplans

- ![Ground Floor](/listings/photos/170471882/105032) - Ground Floor
- ![First Floor](/listings/photos/170471882/105033) - First Floor

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17154542
- **Address:** 35 Ballater Drive, WARRINGTON, WA2 0LX
- **Certificate Issued:** 08/02/2026
- **Work Completed:** 02/02/2026
- **Items:** 1 window(s), 1 door(s)

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST | £322,500 | 16/12/2025 | Detached |
| 94 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UL | £225,000 | 12/12/2025 | Detached |
| 109 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UJ | £228,000 | 05/10/2023 | Detached |
| 6 RADLEY LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SY | £540,000 | 21/12/2022 | Detached |
| 92 COLDSTREAM CLOSE, WARRINGTON, WA2 0LL | £225,000 | 13/09/2022 | Detached |
| 4 RADLEY LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SY | £525,000 | 02/09/2022 | Detached |
| 47 MILL LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SX | £437,500 | 16/08/2022 | Detached |
| 7 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST | £328,500 | 29/07/2022 | Detached |
| 45 COLDSTREAM CLOSE, WARRINGTON, WA2 0LJ | £265,000 | 11/07/2022 | Detached |
| 72 COLDSTREAM CLOSE, WARRINGTON, WA2 0LL | £290,000 | 29/04/2022 | Detached |
| 10 MILL FARM CLOSE, WARRINGTON, WA2 0LQ | £315,000 | 10/02/2022 | Detached |
| 72 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UL | £280,000 | 14/01/2022 | Detached |
| 16 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST | £315,000 | 08/10/2021 | Detached |
| 73 LOCKERBIE CLOSE, WARRINGTON, WA2 0LT | £205,000 | 01/09/2021 | Detached |
| 28 LOCKERBIE CLOSE, WARRINGTON, WA2 0LU | £275,000 | 26/08/2021 | Detached |

**Area average:** £318,433 (15 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £346,310 (13 Detached, WA2, 2024–2026)
- **Deviation:** +35.7%

## 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

## 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Grasmere Avenue, WA2 | £1,180/mo | 4 | 0.36 miles | OpenRent |

**Average rent: £1,180/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £147,500
- **Target investor price (1%):** £118,000

*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 £1,180/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.2×
- **Monthly cashflow:** £-814/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*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).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 10.5%
- **10y growth:** -4.5%

## 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)

Radley Woods-Lavender-37-CGI-House Banner LH-VMCW-Typical LVR(la) Cooper Fields-Typical-Study (la) Pleasley View Brook Kitchen 3 LH-VMCW-Typical BR2 (la) LH-VMCW-Typical Ensuite (la) LH-VMCW-Typical BR (la) Cooper Fields-Typical BRM (la) LH-VMCW-TypicalBR3 (la) DS16244_13MCW_[BH][CH][LH]_Incentive-roundels_1280x853_04.26_pf122 LH-VMCW-Lavender-Kitchen LH-VMCW-Lavender-KTD LH-VMCW-Lavender-LVR (1) LH-VMCW-Lavender-Kitchen (1) LH-VMCW-Lavender-Hall LH-VMCW-Lavender-B1 (2) LH-VMCW-Lavender-Ensuite LH-VMCW-Lavender-B3 (1) LH-VMCW-Lavender-B2 (1) LH-VMCW-Lavender-BRM

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Property details

Tenure

FREEHOLD

Local average

£346,310 (+35.7%)

Deprivation

Decile 3 (9,646 of 33,755)

Street crime

154 incidents within 1 mile (Apr 2026)

Key features

10 year NHBC Buildmark warranty

Additional details

Garden: Yes

Description

This home comes with over £7,000 in upgrades including flooring throughout and integrated appliances.
The Lavender is a 4-bedroom detached home with a large central hallway. The spacious living room features a bay window, and the study is perfect for a hobby or playroom. There's plenty of storage, and the large WC could double as a utility room. At the rear, the open-plan dining/family and kitchen area opens to the garden through French doors.
Upstairs are three double bedrooms, a single bedroom, and a family bathroom with a luxurious bath. The master bedroom includes an ensuite. The Lavender also features energy-efficient technology, including an electric charging point, solar panels, A* rated double-glazing, and enhanced ventilation.

The floorplan has been produced for illustrative purposes only. Room sizes shown are between arrow points as indicated on plan. The dimensions have tolerances of + or -50mm and should not be used other than for general guidance. If specific dimensions are required, enquiries should be made to the sales consultant. The floor plans shown are not to scale. Measurements are based on the original drawings. Slight variations may occur during construction.
Room Dimensions

Ground Floor
Kitchen - 3.31m x 3.16m 10'1" x 10'4"Living room - 4.32m x 3.50m 14'2" x 11'6"Dining/family area - 4.72m x 3.16m 15'6" x 10'4"First Floor
Bedroom 1 - 4.27m x 3.51m 14'0" x 11'6"Bedroom 2 - 3.63m x 3..42m 11'11" x 11'3"Bedroom 3 - 3.90m x 3.45m 12'10" x 11'4"Bedroom 4 - 3.25m x 2.28m 10'8" x 7'6"

Listed by

Radley Woods

Linden Homes

Reference: 170471882

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #17154542 Recent

Property Details

Street: 35 Ballater Drive

Town: WARRINGTON

Postcode: WA2 0LX

Installation Details

Items: 1 window and 1 door

Certificate Issued: 08/02/2026

Work Completed: 02/02/2026

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£470,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
14 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST	£322,500	16/12/2025	Detached
94 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UL	£225,000	12/12/2025	Detached
109 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UJ	£228,000	05/10/2023	Detached
6 RADLEY LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SY	£540,000	21/12/2022	Detached
92 COLDSTREAM CLOSE, WARRINGTON, WA2 0LL	£225,000	13/09/2022	Detached
4 RADLEY LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SY	£525,000	02/09/2022	Detached
47 MILL LANE, HOUGHTON GREEN, WARRINGTON, WA2 0SX	£437,500	16/08/2022	Detached
7 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST	£328,500	29/07/2022	Detached
45 COLDSTREAM CLOSE, WARRINGTON, WA2 0LJ	£265,000	11/07/2022	Detached
72 COLDSTREAM CLOSE, WARRINGTON, WA2 0LL	£290,000	29/04/2022	Detached
10 MILL FARM CLOSE, WARRINGTON, WA2 0LQ	£315,000	10/02/2022	Detached
72 DUNDEE CLOSE, FEARNHEAD, WARRINGTON, WA2 0UL	£280,000	14/01/2022	Detached
16 MILL CLOSE, HOUGHTON GREEN, WARRINGTON, WA2 0ST	£315,000	08/10/2021	Detached
73 LOCKERBIE CLOSE, WARRINGTON, WA2 0LT	£205,000	01/09/2021	Detached
28 LOCKERBIE CLOSE, WARRINGTON, WA2 0LU	£275,000	26/08/2021	Detached

Area average: £318,433 (15 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 10.5%

10y growth -4.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Warrington. Series: Detached. As of March 2026.

1y (index) 2.6%

5y (index) 24.2%

10y (index) 59%

Rental Range

Estimated market rent for Warrington. Low = conservative, Realistic = average, Optimistic = best case.

Low £794/mo

Realistic £882/mo

Optimistic £970/mo

Based on Local Authority from postcode lookup → Warrington.

LHA (30th percentile) floor for North Cheshire: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA2 0LX

Address

35 Ballater Drive

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Shetland Close	0.1 miles
Shop	One Stop	0.3 miles
Shop	Morrisons Daily	0.4 miles
University	University of Chester - Warrington Campus	1.0 miles
Hospital	The Alders	1.0 miles
Train station	Padgate	1.1 miles
Hospital	Saint Mary's Hospital	1.3 miles
Train station	Birchwood	1.9 miles
University	University of Bolton - Queen's Campus	11.4 miles

Street-level crime

Category	Count
Violence and sexual offences	74
Anti-social behaviour	19
Criminal damage and arson	16
Public order	15
Other theft	10
Burglary	5
Drugs	5
Shoplifting	4
Other crime	2
Vehicle crime	2
Bicycle theft	1
Robbery	1
Total incidents	154

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Bridget's Catholic Primary School	Primary	0.4 miles	Good — 30 Mar 2023
Cinnamon Brow CofE Primary School	Primary	0.4 miles	Good — 18 Oct 2021
St Andrew's CofE Primary School	Primary	0.7 miles	Good — 28 Sep 2023
Padgate Academy	Secondary	0.8 miles	Good — 16 Jul 2023
Brook Acre Community Primary School	Primary	0.8 miles	Good — 2 Nov 2017

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
4 Bed Terraced House, Grasmere Avenue, WA2	£1,180/mo	4	0.36 miles	OpenRent

Average rent: £1,180/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £147,500

Target investor price (1%) £118,000

Gross yield 3%

Cost-to-rent ratio 33.2×

Monthly cashflow £-814/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).