# 3 bedroom semi-detached house for sale (WA13 0AY) ## Property Details | Key | Value | |-----|-------| | Address | 16 MANOR ROAD, LYMM, WARRINGTON WA13 0AY | | Price | £499,950 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 1900-1929 | | Floor area | 90 m² | | Last sold | £480,000 Mar 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 06/11/2032 - **Current heating cost:** £835/year - **Est. upgrade cost to C:** £16,125 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) - W2 (£4,000 - £6,000) - G (£350 - £450) - 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/0337-2909-0209-4732-8200) ## Description FABULOUS POTENTIAL AND FABULOUS LOCATION. This great semi-detached house is situated on a very popular location close to Lymm Dam and occupies a larger than average plot. The property comprises a hallway, L shaped Lounge/Dining Room, modern kitchen with access to the garden and w.c. Large conservatory with fitted furniture and overlooking the rear garden. Upstairs there are three double bedrooms and a spacious bathroom with separate shower cubicle. The property is approached over a driveway which leads down the side of the property, there is a front garden and large rear garden. Detached garage. DONT MISS OUT ON THE OPPORTUNITY TO LIVE CLOSE TO THE DAM AND VILLAGE CENTRE. ## Property Photos - ![Photo 3](/listings/photos/132734858/233522) - Photo 3 - ![Photo 6](/listings/photos/132734858/233523) - Photo 6 - ![Photo 17](/listings/photos/132734858/233524) - Photo 17 - ![Photo 30](/listings/photos/132734858/233525) - Photo 30 - ![Photo 29](/listings/photos/132734858/233526) - Photo 29 - ![Photo 31](/listings/photos/132734858/233527) - Photo 31 - ![Photo 27](/listings/photos/132734858/233528) - Photo 27 - ![Photo 19](/listings/photos/132734858/233529) - Photo 19 - ![Photo 21](/listings/photos/132734858/233530) - Photo 21 - ![Photo 23](/listings/photos/132734858/233531) - Photo 23 - ![Photo 20](/listings/photos/132734858/233532) - Photo 20 - ![Photo 1](/listings/photos/132734858/233533) - Photo 1 - ![Photo 11](/listings/photos/132734858/233534) - Photo 11 - ![Photo 2](/listings/photos/132734858/233535) - Photo 2 - ![Photo 4](/listings/photos/132734858/233536) - Photo 4 - ![Photo 5](/listings/photos/132734858/233537) - Photo 5 - ![Photo 7](/listings/photos/132734858/233538) - Photo 7 - ![Photo 12](/listings/photos/132734858/233539) - Photo 12 - ![Photo 8](/listings/photos/132734858/233540) - Photo 8 - ![Photo 25](/listings/photos/132734858/233541) - Photo 25 - ![Photo 9](/listings/photos/132734858/233542) - Photo 9 - ![Photo 15](/listings/photos/132734858/233543) - Photo 15 - ![Photo 10](/listings/photos/132734858/233544) - Photo 10 - ![Photo 13](/listings/photos/132734858/233545) - Photo 13 - ![Photo 24](/listings/photos/132734858/233546) - Photo 24 - ![Photo 14](/listings/photos/132734858/233547) - Photo 14 - ![Photo 16](/listings/photos/132734858/233548) - Photo 16 - ![Photo 18](/listings/photos/132734858/233549) - Photo 18 - ![Photo 22](/listings/photos/132734858/233550) - Photo 22 - ![Photo 26](/listings/photos/132734858/233551) - Photo 26 - ![Photo 28](/listings/photos/132734858/233552) - Photo 28 - ![Photo 32](/listings/photos/132734858/233553) - Photo 32 ## Floorplans - ![Floorplan](/listings/photos/132734858/233554) - Floorplan ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/132734858/233555) - Energy Performance Certificate ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #8273679 - **Address:** 16 Manor Road, LYMM, WA13 0AY - **Certificate Issued:** 27/07/2011 - **Work Completed:** 30/06/2011 - **Items:** 10 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 MANOR ROAD, LYMM, WARRINGTON, WA13 0AY | £480,000 | 31/03/2023 | Semi-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 | |---------|-------|------|------| | 25 RECTORY LANE, LYMM, WARRINGTON, WA13 0AJ | £525,000 | 05/12/2025 | Semi-detached | | 28 MANOR ROAD, LYMM, WARRINGTON, WA13 0AU | £470,000 | 21/11/2025 | Semi-detached | | PENNY HILL COTTAGE, 12 HIGHER LANE, LYMM, WARRINGTON, WA13 0AP | £490,000 | 05/10/2023 | Semi-detached | | 10 HIGHER LANE, LYMM, WARRINGTON, WA13 0AP | £418,000 | 12/05/2023 | Semi-detached | | 30 HIGHER LANE, LYMM, WARRINGTON, WA13 0AZ | £698,600 | 25/11/2022 | Semi-detached | | 33 CROUCHLEY LANE, LYMM, WARRINGTON, WA13 0AS | £660,000 | 18/11/2022 | Semi-detached | | 30 GREENWOOD ROAD, LYMM, WARRINGTON, WA13 0LA | £366,000 | 11/04/2022 | Semi-detached | | 9 CROUCHLEY LANE, LYMM, WARRINGTON, WA13 0AS | £680,000 | 21/01/2022 | Semi-detached | | 27 MANOR ROAD, LYMM, WARRINGTON, WA13 0AU | £440,000 | 17/12/2021 | Semi-detached | | 9 THE CRESCENT, LYMM, WARRINGTON, WA13 0JY | £282,000 | 28/09/2021 | Semi-detached | | 31 CROUCHLEY LANE, LYMM, WARRINGTON, WA13 0AS | £498,000 | 18/06/2021 | Semi-detached | | LYMM HALL SHIPPON RECTORY LANE, LYMM, WARRINGTON, WA13 0AJ | £550,000 | 16/06/2021 | Semi-detached | | PENNY HILL COTTAGE, 12 HIGHER LANE, LYMM, WARRINGTON, WA13 0AP | £305,000 | 16/06/2021 | Semi-detached | **Area average:** £490,969 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £388,200 (15 Semi-detached, WA13, 2024–2026) - **Deviation:** +28.8% ## 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:** 0.18% (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:** £5,555/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 30.6% - **10y growth:** 27.3% ## House Price Index (HM Land Registry) *Official index for Warrington; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.5% - **5y growth (index):** 26.1% - **10y growth (index):** 65.2% ## 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)