For sale Detached

16 SPINNEY GARDENS

WARRINGTON, APPLETON THORN, WARRINGTON WA4 4TJ

3 beds 2 baths 936 sq ft Listed 28 May 2026 (-5d)

£400,000

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# 3 bedroom detached house for sale (WA4 4TJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 SPINNEY GARDENS, WARRINGTON, APPLETON THORN, WARRINGTON WA4 4TJ |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 87 m² |
| Last sold | £334,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £524/year
- **Est. upgrade cost to C:** £17,130

### Recommendations
- W2 (£4,000 - £6,000)
- E (£30)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2756-3901-8209-6430-7204)

## Description

To the ground floor, the entrance hall leads to a spacious living room with a walk-in bay window and sliding doors opening into a beautiful full-width conservatory spanning the rear of the property, complete with air conditioning. The kitchen/breakfast room is beautifully fitted with an excellent range of units, integrated appliances, granite worktops and upstands. There is also a useful cloaks/WC.

To the first floor there are three good-sized bedrooms, with fitted wardrobes to bedroom two and a spacious en-suite shower room to the principal bedroom. Completing the accommodation is a family bathroom with a three-piece white suite.

Outside

The property has a landscaped front garden with a gravel pathway, lawn and stocked borders. Gated side access leads to the rear where there is a lovely lawned garden. There is a shared access driveway to the front leading to a single garage (right hand side) with parking directly in front.

Location

Appleton Thorn is a highly desirable semi-rural village surrounded by glorious Cheshire countryside. The village benefits from Appleton Thorn Primary School, a nursery, village hall and pub, and is only a five-minute drive from the vibrant centre of Stockton Heath. Excellent motorway access is available via the M56 and M6, with Manchester and Liverpool airports both under 30 minutes’ drive. Warrington town centre with its two railway stations is within 5 miles.

This is a wonderful family home in a superb village location – early viewings are highly recommended.

## Property Photos

- ![Front](/listings/photos/89034402/562075) - Front
- ![Kitchen/Breakfast Room](/listings/photos/89034402/562076) - Kitchen/Breakfast Room
- ![Kitchen/Breakfast Room](/listings/photos/89034402/562077) - Kitchen/Breakfast Room
- ![Kitchen/Breakfast Room](/listings/photos/89034402/562078) - Kitchen/Breakfast Room
- ![Lounge/Dining Room](/listings/photos/89034402/562079) - Lounge/Dining Room
- ![Lounge/Dining Room](/listings/photos/89034402/562080) - Lounge/Dining Room
- ![Conservatory](/listings/photos/89034402/562081) - Conservatory
- ![Conservatory](/listings/photos/89034402/562082) - Conservatory
- ![Hall](/listings/photos/89034402/562083) - Hall
- ![Bedroom One](/listings/photos/89034402/562084) - Bedroom One
- ![Bedroom One](/listings/photos/89034402/562085) - Bedroom One
- ![Front](/listings/photos/89034402/562086) - Front
- ![En-Suite](/listings/photos/89034402/562087) - En-Suite
- ![Bedroom Two](/listings/photos/89034402/562088) - Bedroom Two
- ![Bedroom Three](/listings/photos/89034402/562089) - Bedroom Three
- ![Bathroom](/listings/photos/89034402/562090) - Bathroom
- ![Garden](/listings/photos/89034402/562092) - Garden
- ![Garden](/listings/photos/89034402/562095) - Garden
- ![Front](/listings/photos/89034402/562097) - Front
- ![Front](/listings/photos/89034402/562099) - Front

## Floorplans

- ![Floorplan](/listings/photos/89034402/562101) - Floorplan

## EPC Graphs

- ![EPC Graph](/listings/photos/89034402/562103) - EPC Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #2121873
- **Address:** 16 Spinney Gardens, Appleton Thorn, WA4 4TJ
- **Certificate Issued:** 18/10/2004
- **Work Completed:** 02/09/2004
- **Items:** 8 window(s), 2 door(s)

### FENSA Certificate #12380999
- **Address:** 16 Spinney Gardens, Appleton Thorn, WA4 4TJ
- **Certificate Issued:** 07/06/2017
- **Work Completed:** 05/05/2017
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £334,000 | 02/06/2021 | Terraced |
| 16 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £214,950 | 27/05/2004 | Terraced |
| 16 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £85,000 | 25/09/1995 | 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 |
|---------|-------|------|------|
| 8 GALEBROOK WAY, APPLETON THORN, WARRINGTON, WA4 4FY | £415,000 | 16/01/2026 | Detached |
| 7 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QY | £575,000 | 16/01/2026 | Detached |
| 50 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS | £690,000 | 14/11/2025 | Detached |
| 2 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG | £470,000 | 08/12/2023 | Detached |
| 7 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG | £430,000 | 26/05/2023 | Detached |
| 71 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS | £695,000 | 19/12/2022 | Detached |
| 75 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS | £632,500 | 16/11/2022 | Detached |
| THE BEECH, 32 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS | £625,000 | 15/11/2022 | Detached |
| [Same street] 5 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £360,000 | 11/11/2022 | Detached |
| 2 GALEBROOK WAY, APPLETON THORN, WARRINGTON, WA4 4FY | £470,000 | 12/10/2022 | Detached |
| 8 THORN TREE GREEN, APPLETON THORN, WARRINGTON, WA4 4QU | £360,000 | 07/10/2022 | Detached |
| 5 HATCHERY CLOSE, APPLETON THORN, WARRINGTON, WA4 4TF | £488,000 | 23/09/2022 | Detached |
| 10 PENNYPLECK DRIVE, APPLETON THORN, WARRINGTON, WA4 4FZ | £407,000 | 22/07/2022 | Detached |
| [Same street] 15 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £315,000 | 08/07/2022 | Terraced |
| SWALLOW BARN STRETTON ROAD, APPLETON, WARRINGTON, WA4 4RT | £630,000 | 22/03/2022 | Detached |
| LEWCRIS GRAPPENHALL LANE, APPLETON, WARRINGTON, WA4 4QX | £340,000 | 11/03/2022 | Detached |
| 9 CROFTON CLOSE, APPLETON THORN, WARRINGTON, WA4 4TA | £550,000 | 16/11/2021 | Detached |
| 28 HATCHERY CLOSE, APPLETON THORN, WARRINGTON, WA4 4TF | £400,000 | 28/09/2021 | Detached |
| 33 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS | £637,000 | 17/09/2021 | Detached |
| [Same street] 15 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ | £295,000 | 27/08/2021 | Terraced |
| 11 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG | £340,000 | 24/08/2021 | Detached |
| 3 ARLEY ROAD, APPLETON, WARRINGTON, WA4 4RQ | £425,000 | 27/07/2021 | Detached |

**Street average:** £323,333 (3 sales)
**Area average:** £504,184 (19 sales)

## Price vs local average

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

- **Local average:** £609,885 (65 Detached, WA4, 2024–2026)
- **Deviation:** -34.4%

## 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):** £693/mo

## 1% Rule

- **Rent ratio:** 0.22% (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.*

## Price per Square Metre

- **£/m²:** £4,598/m²

## Capital growth trend

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

- **5y growth:** 12.8%
- **10y growth:** 62.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.5%
- **5y growth (index):** 24.8%
- **10y growth (index):** 57.8%

## 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)

Front Kitchen/Breakfast Room Kitchen/Breakfast Room Kitchen/Breakfast Room Lounge/Dining Room Lounge/Dining Room Conservatory Conservatory Hall Bedroom One Bedroom One Front En-Suite Bedroom Two Bedroom Three Bathroom Garden Garden Front Front

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Property details

Tenure

FREEHOLD

Floor area

87 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£334,000 Jun 2021

Price per m²

£4,598/m²

Local average

£609,885 (-34.4%)

Deprivation

Decile 9 (29,708 of 33,755)

Street crime

10 incidents within 1 mile (Mar 2026)

Key features

Immaculately Presented Detached Family Home
Full-Width Conservatory with Air Conditioning
Beautiful Kitchen/Breakfast Room with Granite Worktops
Three Good Sized Bedrooms
Principal Bedroom with En-Suite Shower Room
Lovely Rear Garden
Single Garage & Off Road Parking
Close to Appleton Thorn Primary School

Additional details

Parking: Yes
Garden: Yes

Description

Located in the beautiful, historic village of Appleton Thorn and positioned in a quiet cul-de-sac opposite the village pub, this superb detached family home offers immaculately presented accommodation with generous room sizes and a wonderful sense of light and space.

To the ground floor, the entrance hall leads to a spacious living room with a walk-in bay window and sliding doors opening into a beautiful full-width conservatory spanning the rear of the property, complete with air conditioning. The kitchen/breakfast room is beautifully fitted with an excellent range of units, integrated appliances, granite worktops and upstands. There is also a useful cloaks/WC.

To the first floor there are three good-sized bedrooms, with fitted wardrobes to bedroom two and a spacious en-suite shower room to the principal bedroom. Completing the accommodation is a family bathroom with a three-piece white suite.

Outside
The property has a landscaped front garden with a gravel pathway, lawn and stocked borders. Gated side access leads to the rear where there is a lovely lawned garden. There is a shared access driveway to the front leading to a single garage (right hand side) with parking directly in front.

Location
Appleton Thorn is a highly desirable semi-rural village surrounded by glorious Cheshire countryside. The village benefits from Appleton Thorn Primary School, a nursery, village hall and pub, and is only a five-minute drive from the vibrant centre of Stockton Heath. Excellent motorway access is available via the M56 and M6, with Manchester and Liverpool airports both under 30 minutes’ drive. Warrington town centre with its two railway stations is within 5 miles.

This is a wonderful family home in a superb village location – early viewings are highly recommended.

Listed by

Stockton Heath

AshcroftGuest Estate & Lettings Agents

Reference: 89034402

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 25/11/2020

Current heating cost: £524/year

Potential heating cost: £474/year

Est. upgrade cost to C: £17,130

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£30)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
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)

Floorplans

Floorplan

EPC Graphs

EPC Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2121873

Property Details

Street: 16 Spinney Gardens

Town: Appleton Thorn

Postcode: WA4 4TJ

Installation Details

Items: 8 windows and 2 doors

Certificate Issued: 18/10/2004

Work Completed: 02/09/2004

This certificate data was retrieved from FENSA's database

FENSA Certificate #12380999

Property Details

Street: 16 Spinney Gardens

Town: Appleton Thorn

Postcode: WA4 4TJ

Installation Details

Items: 1 door

Certificate Issued: 07/06/2017

Work Completed: 05/05/2017

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

293% since 1995

Event	Date	Price	% change
Listed for sale	—	£400,000	+19.8%
Sold	02/06/2021 (5 years ago)	£334,000	+55.4%
Sold	27/05/2004 (22 years ago)	£214,950	+152.9%
Sold	25/09/1995 (30 years ago)	£85,000	—

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
8 GALEBROOK WAY, APPLETON THORN, WARRINGTON, WA4 4FY	£415,000	16/01/2026	Detached
7 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QY	£575,000	16/01/2026	Detached
50 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS	£690,000	14/11/2025	Detached
2 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG	£470,000	08/12/2023	Detached
7 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG	£430,000	26/05/2023	Detached
71 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS	£695,000	19/12/2022	Detached
75 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS	£632,500	16/11/2022	Detached
THE BEECH, 32 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS	£625,000	15/11/2022	Detached
Same street 5 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ	£360,000	11/11/2022	Detached
2 GALEBROOK WAY, APPLETON THORN, WARRINGTON, WA4 4FY	£470,000	12/10/2022	Detached
8 THORN TREE GREEN, APPLETON THORN, WARRINGTON, WA4 4QU	£360,000	07/10/2022	Detached
5 HATCHERY CLOSE, APPLETON THORN, WARRINGTON, WA4 4TF	£488,000	23/09/2022	Detached
10 PENNYPLECK DRIVE, APPLETON THORN, WARRINGTON, WA4 4FZ	£407,000	22/07/2022	Detached
Same street 15 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ	£315,000	08/07/2022	Terraced
SWALLOW BARN STRETTON ROAD, APPLETON, WARRINGTON, WA4 4RT	£630,000	22/03/2022	Detached
LEWCRIS GRAPPENHALL LANE, APPLETON, WARRINGTON, WA4 4QX	£340,000	11/03/2022	Detached
9 CROFTON CLOSE, APPLETON THORN, WARRINGTON, WA4 4TA	£550,000	16/11/2021	Detached
28 HATCHERY CLOSE, APPLETON THORN, WARRINGTON, WA4 4TF	£400,000	28/09/2021	Detached
33 ASHBERRY DRIVE, APPLETON THORN, WARRINGTON, WA4 4QS	£637,000	17/09/2021	Detached
Same street 15 SPINNEY GARDENS, APPLETON THORN, WARRINGTON, WA4 4TJ	£295,000	27/08/2021	Terraced
11 IVYHOUSE GARDENS, APPLETON THORN, WARRINGTON, WA4 4GG	£340,000	24/08/2021	Detached
3 ARLEY ROAD, APPLETON, WARRINGTON, WA4 4RQ	£425,000	27/07/2021	Detached

Street average: £323,333 (3 sales)

Area average: £504,184 (19 sales)

Capital growth trend

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

5y growth 12.8%

10y growth 62.6%

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

1y (index) 4.5%

5y (index) 24.8%

10y (index) 57.8%

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: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA4 4TJ

Nearby

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

Type	Name	Distance
Bus stop	Appleton Hall	0.1 miles
Shop	Cheshire Cycles	0.4 miles
Shop	Aspect	1.1 miles
Train station	Warrington Bank Quay	3.4 miles
Train station	Warrington Central	3.5 miles
University	University of Chester - Warrington Campus	4.5 miles
Hospital	Altrincham Health and Wellbeing Centre	8.3 miles
Hospital	Altrincham Hospital	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	5
Burglary	2
Vehicle crime	2
Criminal damage and arson	1
Total incidents	10

Within 1 mile during Mar 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
Appleton Thorn Primary School	Primary	0.2 miles	Outstanding — 7 Dec 2010
Grappenhall Heys Community Primary School	Primary	0.8 miles	Outstanding — 18 Jun 2015
Stretton St Matthew's CofE Primary School	Primary	1.3 miles	Outstanding — 21 May 2015
Broomfields Junior School	Primary	1.3 miles	Good — 26 Jun 2024
Grappenhall St Wilfrid's CofE Primary School	Primary	1.5 miles	Good — 19 Jan 2020

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.22%

Max investor price (0.8%) £110,250

Target investor price (1%) £88,200

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).