# 4 bedroom detached house for sale (CW6 0NH) ## Property Details | Key | Value | |-----|-------| | Address | BOOTHSDALE FARM, BOOTHSDALE, TARPORLEY, WILLINGTON, CHESHIRE CW6 0NH | | Price | £1,350,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £293,000 Aug 1998 | ## Description Boothsdale Farm is a charming detached period farmhouse, its total plot extending to 3.94 ares, offering a wealth of character features and almost 2,500 sq ft of light-filled accommodation arranged over two floors, located just outside the popular village of Kelsall. Inside, there are four comfortable and beautifully presented reception rooms on the ground floor. These include the generous sitting room, with wooden flooring, a fireplace fitted with a log burner, and a triple aspect, including French doors opening to the rear gardens. There is also an office for private home working, a dining room with slate tiled flooring, painted beams overhead and a fireplace with a stove, and a sunny conservatory with a splendid outlook over the surrounding gardens. Additionally, the well equipped kitchen features modern shaker-style units, a central island with a breakfast bar and a range cooker, while the large adjoining utility / boot room offers further space for appliances and extensive storage in fitted units. Upstairs, the well-proportioned principal bedroom features skylights overhead, eaves storage, built-in wardrobes and an en suite bathroom. One further double bedroom also benefits from an en suite shower room, while the first-floor landing provides access to a family bathroom serving the remaining two double bedrooms. The property is set along a single-track lane and sits within beautiful gardens, surrounded by rolling fields and woodland, a complete haven for wildlife. The gardens include stunning terraced areas of lawn and meadow, bordered by established shrubs, hedgerows and flowering perennials, as well as patio and decking areas for al fresco dining. Additionally, there is a large kitchen garden with raised beds, and fruit trees providing a mix of apples, pears and soft fruits. Parking is available on the gravel driveway, as well as in the detached double garage. Further to the rear of the property are two detached stable blocks with access to the paddocks of 3.53 acres, with piped automatic troughs to both sets of paddocks, and hard standing for horse box storage. The stable buildings comprise a brick built rendered 2-stable block and a separate 2-stable wooden building including feed room, hay & shavings store. Services: Mains electricity, gas, water and drainage. The heating is gas central heating. There are piped automatic troughs to both sets of paddocks. The property is located in the rural hamlet of Boothsdale, surrounded by rolling cheshire countryside and readily accesses the nearby villages of Willington and Kelsall. Willington has a local pub, brewery, and Willington Country Hall Hotel. The village of Kelsall is less than a mile away, and offers several everyday amenities, including a small supermarket, three pubs, a medical centre and an outstanding-rated primary school. Chester city centre, with its historic buildings, covered shopping arcades, and extensive leisure facilities, is also within easy reach, and provides access to an excellent selection of schools. The A54 passes nearby, providing easy access towards Chester and other nearby towns, including Northwich, Crewe and Nantwich, and onwards to Manchester. Rail services available from Delamere station, four and a half miles away. ## Property Photos - ![Picture No. 07](/listings/photos/87879579/295687) - Picture No. 07 - ![Picture No. 08](/listings/photos/87879579/295688) - Picture No. 08 - ![Picture No. 31](/listings/photos/87879579/295689) - Picture No. 31 - ![Picture No. 15](/listings/photos/87879579/295690) - Picture No. 15 - ![Picture No. 01](/listings/photos/87879579/295691) - Picture No. 01 - ![Picture No. 11](/listings/photos/87879579/295692) - Picture No. 11 - ![Picture No. 17](/listings/photos/87879579/295693) - Picture No. 17 - ![Picture No. 12](/listings/photos/87879579/295694) - Picture No. 12 - ![Picture No. 13](/listings/photos/87879579/295695) - Picture No. 13 - ![Picture No. 09](/listings/photos/87879579/295696) - Picture No. 09 - ![Picture No. 16](/listings/photos/87879579/295697) - Picture No. 16 - ![Picture No. 10](/listings/photos/87879579/295698) - Picture No. 10 - ![Picture No. 14](/listings/photos/87879579/295699) - Picture No. 14 - ![Picture No. 28](/listings/photos/87879579/295700) - Picture No. 28 - ![Picture No. 18](/listings/photos/87879579/295701) - Picture No. 18 - ![Picture No. 20](/listings/photos/87879579/295702) - Picture No. 20 - ![Picture No. 24](/listings/photos/87879579/295703) - Picture No. 24 - ![Picture No. 25](/listings/photos/87879579/295704) - Picture No. 25 - ![Picture No. 22](/listings/photos/87879579/295705) - Picture No. 22 - ![Picture No. 21](/listings/photos/87879579/295706) - Picture No. 21 - ![Picture No. 23](/listings/photos/87879579/295707) - Picture No. 23 - ![Picture No. 06](/listings/photos/87879579/295708) - Picture No. 06 - ![Picture No. 04](/listings/photos/87879579/295709) - Picture No. 04 - ![Picture No. 03](/listings/photos/87879579/295710) - Picture No. 03 - ![Picture No. 02](/listings/photos/87879579/295711) - Picture No. 02 - ![Picture No. 05](/listings/photos/87879579/295712) - Picture No. 05 - ![Picture No. 26](/listings/photos/87879579/295713) - Picture No. 26 - ![Picture No. 29](/listings/photos/87879579/295714) - Picture No. 29 - ![Picture No. 27](/listings/photos/87879579/295715) - Picture No. 27 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/87879579/295716) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BOOTHSDALE FARM BOOTHSDALE, WILLINGTON, TARPORLEY, VALE ROYAL, CHESHIRE, CW6 0NH | £293,000 | 11/08/1998 | Detached | | BOOTHSDALE FARM BOOTHSDALE, WILLINGTON, TARPORLEY, VALE ROYAL, CHESHIRE, CW6 0NH | £250,000 | 17/09/1996 | Detached | | BOOTHSDALE FARM BOOTHSDALE, WILLINGTON, TARPORLEY, VALE ROYAL, CHESHIRE, CW6 0NH | £250,000 | 05/09/1995 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | HOLLY COTTAGE WILLINGTON ROAD, WILLINGTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 0ND | £840,000 | 01/07/2022 | Detached | **Area average:** £840,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £747,172 (28 Detached, CW6, 2024–2026) - **Deviation:** +80.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £869/mo - **Realistic:** £966/mo - **Optimistic:** £1,063/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lancaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £120,750 - **Target investor price (1%):** £96,600 *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:** 50.5% - **10y growth:** 68.5% ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; Detached series; as of March 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 22.9% - **10y growth (index):** 52.4% ## 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)