# 6 bedroom detached house for sale (WA4 2ED)

## Property Details

| Key | Value |
|-----|-------|
| Address | Hill Top Road, Stockton Heath, Warrington, WA4 2ED |
| Price | £1,500,000 |
| Bathrooms | 2 |

## Description

An exceptional and rarely available Victorian residence, occupying a substantial private plot behind secure electric gates in the heart of Grappenhall Conservation Area, moments from the highly regarded amenities of Stockton Heath.

Oakville presents a truly exciting opportunity to create a magnificent family home of considerable distinction. This impressive mid-Victorian detached villa extends to over 3,000 sq ft and combines grand proportions, architectural character and extensive grounds with an enviable location.

The property retains a wealth of original Victorian features, complemented by a series of grand reception rooms, six bedrooms and exceptionally generous accommodation. Requiring a comprehensive programme of modernisation, Oakville offers discerning purchasers the rare opportunity to restore and reimagine a substantial period residence, creating a bespoke home that combines timeless Victorian character with contemporary luxury.

The principal reception rooms are particularly impressive, enjoying generous proportions and a wonderful sense of scale, while the retained period detailing throughout provides a distinguished backdrop for a sympathetic and high-quality refurbishment.

Approached through secure gated entrances and an impressive in-and-out driveway, the property enjoys an immediate sense of privacy and grandeur. The extensive grounds are a major feature, offering mature gardens, secluded areas and excellent potential for entertaining and outdoor leisure. 

A property of genuine rarity, Oakville offers an outstanding opportunity to create a landmark Victorian family home, combining exceptional period character, substantial accommodation, extensive grounds and an enviable location close to Stockton Heath.

The property also benefits from a large double garage and extensive outbuildings, providing an unusually versatile range of ancillary space suitable for garaging, storage, workshops, hobbies or leisure purposes, subject to any necessary consents.

A further highlight is the private in-ground swimming pool, adding a distinctive leisure element and presenting the opportunity to create an exceptional private garden setting for family life and entertaining.

Oakville occupies a particularly enviable position within the Grappenhall Conservation Area, where its Victorian heritage and established surroundings combine to create a highly desirable residential setting. At the same time, it is just a short distance from Stockton Heath, renowned for its excellent range of independent shops, cafés, restaurants, bars and everyday amenities.

The location also offers convenient access to Warrington, major road networks and the wider Cheshire region, making Oakville ideally positioned for both family life and commuting.

**Entrance Hallway** - 

**Sitting Room** - 

**Kitchen** - 

**Formal Dining Room** - 

**Conservatory** - 

**Landing** - 

**Outside** - 

**Swimming Pool** -

## Property Photos

- ![OUTSIDE](/listings/photos/91441866/1633961) - OUTSIDE
- ![OUTSIDE](/listings/photos/91441866/1633964) - OUTSIDE
- ![IIDJnK1kN0ieEmv07Aqnyg.png](/listings/photos/91441866/1633966) - IIDJnK1kN0ieEmv07Aqnyg.png
- ![SITTING ROOM](/listings/photos/91441866/1633969) - SITTING ROOM
- ![ENTRANCE HALLWAY](/listings/photos/91441866/1633972) - ENTRANCE HALLWAY
- ![SITTING ROOM](/listings/photos/91441866/1633973) - SITTING ROOM
- ![FORMAL DINING ROOM](/listings/photos/91441866/1633974) - FORMAL DINING ROOM
- ![OUTSIDE](/listings/photos/91441866/1633975) - OUTSIDE
- ![SWIMMING POOL](/listings/photos/91441866/1633976) - SWIMMING POOL
- ![CONSERVATORY](/listings/photos/91441866/1633977) - CONSERVATORY
- ![ENTRANCE HALLWAY](/listings/photos/91441866/1633978) - ENTRANCE HALLWAY
- ![FORMAL DINING ROOM](/listings/photos/91441866/1633979) - FORMAL DINING ROOM
- ![KITCHEN](/listings/photos/91441866/1633980) - KITCHEN
- ![LANDING](/listings/photos/91441866/1633981) - LANDING
- ![OUTSIDE](/listings/photos/91441866/1633982) - OUTSIDE
- ![OUTSIDE](/listings/photos/91441866/1633983) - OUTSIDE

## Floorplans

- ![Oakville.png](/listings/photos/91441866/1633984) - Oakville.png

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HUNTS LANE, STOCKTON HEATH, WARRINGTON, WA4 2DU | £650,000 | 12/12/2025 | Detached |
| THE LINDENS BALMORAL ROAD, GRAPPENHALL, WARRINGTON, WA4 2EB | £1,360,000 | 28/11/2025 | Detached |
| 29 HILL TOP ROAD, STOCKTON HEATH, WARRINGTON, WA4 2EF | £760,000 | 28/11/2025 | Detached |
| 84 ACKERS ROAD, STOCKTON HEATH, WARRINGTON, WA4 2EA | £1,300,000 | 09/12/2024 | Detached |
| 25 VICTORIA ROAD, GRAPPENHALL, WARRINGTON, WA4 2EN | £865,000 | 10/11/2023 | Detached |
| 27 DENBURY AVENUE, STOCKTON HEATH, WARRINGTON, WA4 2BL | £392,500 | 11/11/2022 | Detached |
| 18 VICTORIA ROAD, GRAPPENHALL, WARRINGTON, WA4 2EQ | £517,000 | 30/09/2022 | Detached |
| 7 ALEXANDRA ROAD, GRAPPENHALL, WARRINGTON, WA4 2EL | £655,000 | 29/07/2022 | Detached |
| DAWLISH, 31 HILL TOP ROAD, STOCKTON HEATH, WARRINGTON, WA4 2EF | £750,000 | 28/07/2022 | Detached |
| 1 SUMMERVILLE GARDENS, STOCKTON HEATH, WARRINGTON, WA4 2EG | £480,000 | 28/04/2022 | Detached |
| 49 DENBURY AVENUE, STOCKTON HEATH, WARRINGTON, WA4 2BW | £575,000 | 31/03/2022 | Detached |
| BALMORAL HOUSE, 18 BALMORAL ROAD, GRAPPENHALL, WARRINGTON, WA4 2EB | £1,100,000 | 16/12/2021 | Detached |
| 25 DENBURY AVENUE, STOCKTON HEATH, WARRINGTON, WA4 2BL | £456,000 | 10/12/2021 | Detached |
| 75 CHESTER ROAD, STOCKTON HEATH, WARRINGTON, WA4 2SA | £920,000 | 26/11/2021 | Detached |
| 84 ACKERS ROAD, STOCKTON HEATH, WARRINGTON, WA4 2EA | £960,000 | 26/11/2021 | Detached |
| 12 HEATHFIELD PARK, GRAPPENHALL, WARRINGTON, WA4 2LA | £320,000 | 17/09/2021 | Detached |
| 84C ACKERS ROAD, STOCKTON HEATH, WARRINGTON, WA4 2EA | £880,000 | 25/08/2021 | Detached |
| 3 TUDOR CLOSE, GRAPPENHALL, WARRINGTON, WA4 2JU | £320,000 | 20/08/2021 | Detached |
| 22 YORK ROAD, GRAPPENHALL, WARRINGTON, WA4 2EH | £580,000 | 09/08/2021 | Detached |

**Area average:** £728,447 (19 sales)

## Price vs local average

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

- **Local average:** £603,247 (67 Detached, WA4, 2024–2026)
- **Deviation:** +148.7%

## Rental Range

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

- **Low:** £801/mo
- **Realistic:** £890/mo
- **Optimistic:** £979/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, The Old Quays, WA4 | £850/mo | 1 | 0.53 miles | OpenRent |
| 2 Bed Terraced House, Oldham St, WA4 | £950/mo | 2 | 0.8 miles | OpenRent |

**Average rent: £900/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 0.7%
- **Cost-to-rent:** 138.9×
- **Monthly cashflow:** £-5,122/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.1%

*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:** 34.5%
- **10y growth:** 54.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 25.3%
- **10y growth (index):** 57.3%

## 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)