For sale Cottage

3 ARLEY GROVE

LYMM, LYMM, WARRINGTON WA13 0BT

4 beds 3 baths 1,464 sq ft Listed 18 May 2026 (-116d)

£450,000

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# 4 bedroom cottage for sale (WA13 0BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 ARLEY GROVE, LYMM, LYMM, WARRINGTON WA13 0BT |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 136 m² |
| Last sold | £100,000 Jan 2009 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/01/2031
- **Current heating cost:** £590/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0280-2292-3090-2099-1061)

## Description

Beautifully blending period charm with modern living, the property offers spacious accommodation throughout, including an open plan kitchen / dining / living room four double bedrooms and three bathrooms, making it ideal for those seeking versatile living space.

Character features are evident throughout, including exposed beams, traditional details, and the original listed staircase, which remains an important feature of the home’s rich heritage.

Externally, the property benefits from a private paved courtyard garden to the rear, creating a low-maintenance yet inviting outdoor space.

Perfectly positioned within walking distance of Lymm Dam, the village centre, and highly regarded local schools, the location offers the ideal balance of countryside charm and everyday convenience.

**Please note, access to the property is via the rear entrance, with no direct access available from the front of the property.**

A truly special character home in an idyllic Lymm setting.

## Property Photos

- ![DAN_8348.jpg](/listings/photos/88638072/439269) - DAN_8348.jpg
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- ![_DSC3007.jpg](/listings/photos/88638072/439330) - _DSC3007.jpg
- ![_DSC3050_1.jpg](/listings/photos/88638072/439333) - _DSC3050_1.jpg
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- ![DAN_8345.jpg](/listings/photos/88638072/439343) - DAN_8345.jpg
- ![_DSC2971.jpg](/listings/photos/88638072/439345) - _DSC2971.jpg
- ![_DSC3083.jpg](/listings/photos/88638072/439347) - _DSC3083.jpg
- ![_DSC3012.jpg](/listings/photos/88638072/439349) - _DSC3012.jpg
- ![DAN_8349.jpg](/listings/photos/88638072/439351) - DAN_8349.jpg

## Floorplans

- ![Arley grove, lymm.jpg](/listings/photos/88638072/439353) - Arley grove, lymm.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/88638072/439356) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 ARLEY GROVE, LYMM, WARRINGTON, WA13 0BT | £100,000 | 14/01/2009 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 108 HIGHER LANE, LYMM, WARRINGTON, WA13 0BY | £533,333 | 06/11/2025 | Detached |
| 133 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU | £875,000 | 31/10/2025 | Detached |
| 38 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU | £875,000 | 18/08/2023 | Detached |
| 37 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU | £725,000 | 18/08/2023 | Detached |
| 135 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU | £875,000 | 28/04/2023 | Detached |
| 45 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU | £815,000 | 24/03/2023 | Detached |
| 16 GRAMMAR SCHOOL ROAD, LYMM, WARRINGTON, WA13 0BQ | £1,300,000 | 10/03/2023 | Detached |
| 54 SCHOLARS GREEN LANE, LYMM, WARRINGTON, WA13 0PT | £530,000 | 02/12/2022 | Detached |
| 100 HIGHER LANE, LYMM, WARRINGTON, WA13 0BY | £1,150,000 | 04/11/2022 | Detached |
| 11 CHURCHWOOD VIEW, LYMM, WARRINGTON, WA13 0PU | £617,500 | 08/09/2022 | Detached |
| 13 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ | £590,000 | 25/07/2022 | Detached |
| 12 LIMEFIELD AVENUE, LYMM, WARRINGTON, WA13 0QB | £618,000 | 30/06/2022 | Detached |
| 18 LIMEFIELD AVENUE, LYMM, WARRINGTON, WA13 0QB | £570,000 | 21/06/2022 | Detached |
| 52 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU | £550,000 | 08/04/2022 | Detached |
| 60 LONGBUTT LANE, LYMM, WARRINGTON, WA13 0QX | £1,200,000 | 14/03/2022 | Detached |
| 117 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU | £804,000 | 22/02/2022 | Detached |
| 3 FOXLEY CLOSE, LYMM, WARRINGTON, WA13 0BS | £860,000 | 17/02/2022 | Detached |
| 18 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ | £590,000 | 14/02/2022 | Detached |
| 10 TOWER LANE, LYMM, WARRINGTON, WA13 0BD | £520,000 | 25/01/2022 | Detached |
| 4 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ | £640,000 | 03/12/2021 | Detached |

**Area average:** £761,892 (20 sales)

## Price vs local average

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

- **Local average:** £791,299 (20 Detached, WA13, 2024–2026)
- **Deviation:** -43.1%

## Rental Range

*ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £805/mo
- **Realistic:** £894/mo
- **Optimistic:** £983/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:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £111,750
- **Target investor price (1%):** £89,400

*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.*

## Price per Square Metre

- **£/m²:** £3,309/m²

## Capital growth trend

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

- **5y growth:** 81.9%
- **10y growth:** 45.8%

## House Price Index (HM Land Registry)

*Official index for Warrington; Detached series; as of June 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 24.2%
- **10y growth (index):** 56.6%

## 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)

DAN_8348.jpg _DSC3031.jpg _DSC2941.jpg _DSC3079.jpg _DSC3037.jpg _DSC2967.jpg _DSC2956.jpg _DSC2977.jpg _DSC2922.jpg _DSC2937.jpg _DSC2986.jpg _DSC2997.jpg _DSC3080.jpg _DSC3082.jpg DAN_8343.jpg _DSC3022.jpg _DSC3016.jpg _DSC2992.jpg _DSC3027.jpg _DSC3002.jpg _DSC2952.jpg _DSC2926.jpg _DSC2932.jpg _DSC3077.jpg _DSC2982.jpg _DSC3052.jpg _DSC3007.jpg _DSC3050_1.jpg _DSC3059.jpg _DSC3063.jpg _DSC3078.jpg _DSC3073.jpg _DSC2962.jpg DAN_8345.jpg _DSC2971.jpg _DSC3083.jpg _DSC3012.jpg DAN_8349.jpg

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Property details

Tenure

FREEHOLD

Floor area

136 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£100,000 Jan 2009

Price per m²

£3,309/m²

Local average

£791,299 (-43.1%)

Deprivation

Decile 10 (32,199 of 33,755)

Street crime

33 incidents within 1 mile (Jul 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: No parking
Garden: Yes
Listed property: Yes
Restrictions: Yes

Description

Located just off the ever-popular Higher Lane in the heart of Lymm, this charming grade two listed Fustian Cottage is steeped in history and bursting with character, offering a rare opportunity to acquire a truly unique home in one of the village’s most sought-after locations.

Beautifully blending period charm with modern living, the property offers spacious accommodation throughout, including an open plan kitchen / dining / living room four double bedrooms and three bathrooms, making it ideal for those seeking versatile living space.

Character features are evident throughout, including exposed beams, traditional details, and the original listed staircase, which remains an important feature of the home’s rich heritage.

Externally, the property benefits from a private paved courtyard garden to the rear, creating a low-maintenance yet inviting outdoor space.

Perfectly positioned within walking distance of Lymm Dam, the village centre, and highly regarded local schools, the location offers the ideal balance of countryside charm and everyday convenience.

Please note, access to the property is via the rear entrance, with no direct access available from the front of the property.

A truly special character home in an idyllic Lymm setting.

Listed by

Lymm

Declan James

Reference: 88638072

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/01/2021

Expiry date: 11/01/2031

Current heating cost: £590/year

Potential heating cost: £590/year

Est. upgrade cost to C: £4,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~49 m² (0.01 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Arley grove, lymm.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£450,000	+350%
Sold	14/01/2009 (17 years ago)	£100,000	—

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
108 HIGHER LANE, LYMM, WARRINGTON, WA13 0BY	£533,333	06/11/2025	Detached
133 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU	£875,000	31/10/2025	Detached
38 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU	£875,000	18/08/2023	Detached
37 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU	£725,000	18/08/2023	Detached
135 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU	£875,000	28/04/2023	Detached
45 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU	£815,000	24/03/2023	Detached
16 GRAMMAR SCHOOL ROAD, LYMM, WARRINGTON, WA13 0BQ	£1,300,000	10/03/2023	Detached
54 SCHOLARS GREEN LANE, LYMM, WARRINGTON, WA13 0PT	£530,000	02/12/2022	Detached
100 HIGHER LANE, LYMM, WARRINGTON, WA13 0BY	£1,150,000	04/11/2022	Detached
11 CHURCHWOOD VIEW, LYMM, WARRINGTON, WA13 0PU	£617,500	08/09/2022	Detached
13 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ	£590,000	25/07/2022	Detached
12 LIMEFIELD AVENUE, LYMM, WARRINGTON, WA13 0QB	£618,000	30/06/2022	Detached
18 LIMEFIELD AVENUE, LYMM, WARRINGTON, WA13 0QB	£570,000	21/06/2022	Detached
52 WELLCROFT GARDENS, LYMM, WARRINGTON, WA13 0LU	£550,000	08/04/2022	Detached
60 LONGBUTT LANE, LYMM, WARRINGTON, WA13 0QX	£1,200,000	14/03/2022	Detached
117 HIGHER LANE, LYMM, WARRINGTON, WA13 0BU	£804,000	22/02/2022	Detached
3 FOXLEY CLOSE, LYMM, WARRINGTON, WA13 0BS	£860,000	17/02/2022	Detached
18 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ	£590,000	14/02/2022	Detached
10 TOWER LANE, LYMM, WARRINGTON, WA13 0BD	£520,000	25/01/2022	Detached
4 WOODLAND AVENUE, LYMM, WARRINGTON, WA13 0BJ	£640,000	03/12/2021	Detached

Area average: £761,892 (20 sales)

Capital growth trend

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

5y growth 81.9%

10y growth 45.8%

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

1y (index) 4.9%

5y (index) 24.2%

10y (index) 56.6%

Rental Range

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

Low £805/mo

Realistic £894/mo

Optimistic £983/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 WA13 0BT

Nearby

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

Type	Name	Distance
Bus stop	Woodlands Avenue	0.0 miles
Shop	Londis	0.3 miles
Shop	The Shepherd's Hut	0.3 miles
Train station	Birchwood	3.5 miles
Train station	Glazebrook	3.6 miles
Hospital	The Cheshire Hand Clinic	3.9 miles
University	University of Chester - Warrington Campus	4.4 miles
Hospital	Altrincham Health and Wellbeing Centre	4.7 miles
University	University Academy 92	9.4 miles

Street-level crime

Category	Count
Violence and sexual offences	13
Public order	7
Anti-social behaviour	5
Burglary	2
Drugs	2
Vehicle crime	2
Bicycle theft	1
Shoplifting	1
Total incidents	33

Within 1 mile during Jul 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
Lymm High School	Secondary	0.4 miles	Good — 9 Jun 2024
Ravenbank Primary School	Primary	0.4 miles	Good — 9 May 2023
Oughtrington Primary School	Primary	0.7 miles	— (Inspected (no overall grade))
Cherry Tree School	Primary	1.0 miles	Good — 18 Jan 2024
Statham Primary School	Primary	1.4 miles	Good — 10 Oct 2013

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.2%

Max investor price (0.8%) £111,750

Target investor price (1%) £89,400

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).

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