# 3 bedroom semi-detached house for sale (WA1 4ET) ## Property Details | Key | Value | |-----|-------| | Address | 34 DAM LANE, WARRINGTON, WOOLSTON, WARRINGTON WA1 4ET | | Price | £295,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1983-1990 | | Floor area | 100 m² | | Last sold | £240,000 Sep 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 30/09/2036 - **Current heating cost:** £756/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2256-1243-7131-2261-8740) ## Description This extended three bedroom semi detached house presents an ideal opportunity for families seeking a spacious and well maintained home in a desirable location. The property boasts two versatile reception rooms that offer flexible options for both relaxing and entertaining. The kitchen diner is thoughtfully designed with ample space for family meals, and the adjoining utility room adds valuable practicality to daily living. Upstairs, you will find three well proportioned bedrooms that provide comfortable accommodation for all the family, alongside a modern family bathroom. The home is situated within the catchment area for high achieving local schools, making it a perfect choice for those prioritising education. With excellent access to the nearby motorway network, commuting and travel are both simple and convenient. The property benefits from a block paved driveway, providing off road parking for multiple vehicles. To the rear of the house, the generous garden offers a private outdoor retreat, ideal for children to play and for hosting summer gatherings. The garden is mainly laid to lawn, with established borders that add a touch of greenery and colour throughout the seasons. A paved patio area provides the perfect spot for al fresco dining or relaxing with a morning coffee. The side access gate allows for easy movement between the front and rear of the property, while the secure fencing ensures both safety and privacy. The front of the property is equally impressive, with a well maintained driveway that enhances the home’s kerb appeal. Whether you are looking for a family home with plenty of outdoor space or a property that is well connected for commuting, this extended semi detached house offers an excellent blend of comfort, convenience and style. ## Property Photos - ![Photo](/listings/photos/94016760/2543145) - ![Photo](/listings/photos/94016760/2543146) - ![Photo](/listings/photos/94016760/2543147) - ![Photo](/listings/photos/94016760/2543148) - ![Photo](/listings/photos/94016760/2543149) - ![Photo](/listings/photos/94016760/2543150) - ![Photo](/listings/photos/94016760/2543151) - ![Photo](/listings/photos/94016760/2543152) - ![Photo](/listings/photos/94016760/2543153) - ![Photo](/listings/photos/94016760/2543154) - ![Photo](/listings/photos/94016760/2543155) - ![Photo](/listings/photos/94016760/2543156) - ![Photo](/listings/photos/94016760/2543157) - ![Photo](/listings/photos/94016760/2543158) - ![Photo](/listings/photos/94016760/2543159) - ![Photo](/listings/photos/94016760/2543160) - ![Photo](/listings/photos/94016760/2543161) - ![Photo](/listings/photos/94016760/2543162) - ![Photo](/listings/photos/94016760/2543163) - ![Photo](/listings/photos/94016760/2543164) - ![Photo](/listings/photos/94016760/2543165) - ![Photo](/listings/photos/94016760/2543166) - ![Photo](/listings/photos/94016760/2543167) - ![Photo](/listings/photos/94016760/2543168) - ![Photo](/listings/photos/94016760/2543169) - ![Photo](/listings/photos/94016760/2543170) - ![Photo](/listings/photos/94016760/2543171) - ![Photo](/listings/photos/94016760/2543172) - ![Photo](/listings/photos/94016760/2543173) - ![Photo](/listings/photos/94016760/2543174) - ![Photo](/listings/photos/94016760/2543175) - ![Photo](/listings/photos/94016760/2543176) - ![Photo](/listings/photos/94016760/2543177) - ![Photo](/listings/photos/94016760/2543178) - ![Photo](/listings/photos/94016760/2543179) - ![Photo](/listings/photos/94016760/2543180) - ![Photo](/listings/photos/94016760/2543181) - ![Photo](/listings/photos/94016760/2543182) ## Floorplans - ![All](/listings/photos/94016760/2543183) - All ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #6461372 - **Address:** 34 Dam Lane, Woolston, WA1 4ET - **Certificate Issued:** 06/04/2009 - **Work Completed:** 21/03/2009 - **Items:** 12 window(s), 2 door(s) ### FENSA Certificate #13217215 - **Address:** 34 Dam Lane, Woolston, WA1 4ET - **Certificate Issued:** 05/11/2018 - **Work Completed:** 09/10/2018 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 34 DAM LANE, WOOLSTON, WARRINGTON, WA1 4ET | £240,000 | 27/09/2021 | Semi-detached | | 34 DAM LANE, WOOLSTON, WARRINGTON, WA1 4ET | £115,000 | 11/11/2002 | 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 | |---------|-------|------|------| | 48 BERKSHIRE DRIVE, WOOLSTON, WARRINGTON, WA1 4HD | £253,000 | 19/12/2025 | Semi-detached | | 7 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £248,000 | 12/09/2025 | Semi-detached | | 30 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £230,000 | 13/05/2024 | Semi-detached | | [Same street] 17 DAM LANE, WOOLSTON, WARRINGTON, WA1 4ET | £220,000 | 14/12/2023 | Semi-detached | | 25 ACACIA AVENUE, WOOLSTON, WARRINGTON, WA1 4EN | £255,000 | 30/11/2023 | Semi-detached | | 98 EPPING DRIVE, WOOLSTON, WARRINGTON, WA1 4QN | £284,700 | 15/11/2023 | Semi-detached | | 72 EPPING DRIVE, WOOLSTON, WARRINGTON, WA1 4QN | £260,000 | 09/11/2023 | Semi-detached | | 50 HALL ROAD, WOOLSTON, WARRINGTON, WA1 4PB | £265,000 | 16/05/2023 | Semi-detached | | 21 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £317,950 | 14/04/2023 | Semi-detached | | 1 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £295,000 | 11/11/2022 | Semi-detached | | 17 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £170,000 | 11/11/2022 | Semi-detached | | 125 HILLOCK LANE, WOOLSTON, WARRINGTON, WA1 4PQ | £306,500 | 28/10/2022 | Semi-detached | | 54 GIG LANE, WOOLSTON, WARRINGTON, WA1 4EE | £300,500 | 10/10/2022 | Semi-detached | | 66 BERKSHIRE DRIVE, WOOLSTON, WARRINGTON, WA1 4HD | £305,000 | 08/09/2022 | Semi-detached | | 62 HALL ROAD, WOOLSTON, WARRINGTON, WA1 4PB | £277,800 | 01/08/2022 | Semi-detached | | 15 LABURNUM AVENUE, WOOLSTON, WARRINGTON, WA1 4NY | £262,000 | 08/07/2022 | Semi-detached | | 65 GIG LANE, WOOLSTON, WARRINGTON, WA1 4DT | £210,000 | 30/06/2022 | Semi-detached | | 6 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £243,000 | 15/06/2022 | Semi-detached | | 14 LINDEN CLOSE, WOOLSTON, WARRINGTON, WA1 4EW | £209,500 | 15/06/2022 | Semi-detached | | 115A HILLOCK LANE, WOOLSTON, WARRINGTON, WA1 4PQ | £167,650 | 10/06/2022 | Semi-detached | | 13 DAM LANE, WOOLSTON, WARRINGTON, WA1 4HH | £265,000 | 20/05/2022 | Semi-detached | **Street average:** £220,000 (1 sale) **Area average:** £256,280 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £249,957 (41 Semi-detached, WA1, 2024–2026) - **Deviation:** +18% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £813/mo - **Realistic:** £903/mo - **Optimistic:** £993/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £693/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Semi-Detached House, Linden Close, WA1 | £1,250/mo | 3 | 0.02 miles | OpenRent | | 3 Bed Semi-Detached House, Stirling Close, WA1 | £1,380/mo | 3 | 0.3 miles | OpenRent | | 3 Bed End Terrace, Commissioner Square, WA1 | £1,350/mo | 3 | 1.04 miles | OpenRent | **Average rent: £1,327/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £168,750 - **Target investor price (1%):** £135,000 *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 £1,350/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.2× - **Monthly cashflow:** £28/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.4% *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).* ## Price per Square Metre - **£/m²:** £2,950/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7.9% - **10y growth:** 73.1% ## House Price Index (HM Land Registry) *Official index for Warrington; Semi-detached series; as of July 2026.* - **1y growth (index):** 6.1% - **5y growth (index):** 27.8% - **10y growth (index):** 60.2% ## 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)