# 5 bedroom detached house for sale (WA13 9AF) ## Property Details | Key | Value | |-----|-------| | Address | 18 WHITBARROW ROAD, LYMM, WARRINGTON WA13 9AF | | Price | £1,495,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | F | | Last sold | £902,500 Jul 2018 | ## Description Throughout the home, every element has been carefully considered, with high end finishes, bespoke joinery and luxury materials used consistently to create a cohesive and sophisticated living environment. At the heart of the home lies a substantial open plan kitchen and dining space, exquisitely appointed and designed for both everyday family living and elegant entertaining. The property further benefits from four beautifully proportioned reception rooms including a fully fitted office/ study room. It also benefits from a fully soundproof luxury cinema and media room, providing a true private screening and music experience. A fitted utility and adjoining boot room with dog shower add further practicality, without compromising on the property's refined aesthetics. The elegant accommodation is arranged over multiple floors and includes a magnificent principal suite, complete with sliding doors onto a private balcony overlooking the landscaped garden. Off the large master bedroom are two adjoining rooms, one of which has been converted from a fifth bedroom and features a luxurious en-suite bathroom with bath and separate shower, finished with premium fittings and materials. In total, the property offers four (previously five) generously proportioned double bedrooms complemented by a luxury family bathroom, all appointed to an exceptional specification. The second double bedroom is located within a superb second floor suite, which, in addition to the large double bedroom, includes a fitted dresser/study, sitting area and its own en-suite. It provides an ideal private retreat/teenager's room. Externally, the property is equally impressive, boasting a fully landscaped, porcelain tiled rear garden with tranquil water feature and an open fireplace, designed for both elegant entertaining and peaceful relaxation. A private, gated driveway completes this exceptional offering, ensuring privacy, security, and exclusivity in one of Cheshire's most sought after villages. EPC Rating: D ## Property Photos - ![ (Main)](/listings/photos/174765911/133788) - (Main) - ![Other](/listings/photos/174765911/133790) - Other - ![Other](/listings/photos/174765911/133792) - Other - ![Other](/listings/photos/174765911/133794) - Other - ![Other](/listings/photos/174765911/133796) - Other - ![Other](/listings/photos/174765911/133797) - Other - ![Other](/listings/photos/174765911/133800) - Other - ![Other](/listings/photos/174765911/133802) - Other - ![Other](/listings/photos/174765911/133804) - Other - ![Other](/listings/photos/174765911/133805) - Other - ![Other](/listings/photos/174765911/133807) - Other - ![Other](/listings/photos/174765911/133808) - Other - ![Other](/listings/photos/174765911/133809) - Other - ![Other](/listings/photos/174765911/133810) - Other - ![Other](/listings/photos/174765911/133811) - Other - ![Other](/listings/photos/174765911/133812) - Other - ![Other](/listings/photos/174765911/133813) - Other - ![Other](/listings/photos/174765911/133814) - Other - ![Other](/listings/photos/174765911/133815) - Other - ![Other](/listings/photos/174765911/133816) - Other - ![Other](/listings/photos/174765911/133817) - Other - ![Other](/listings/photos/174765911/133818) - Other - ![Other](/listings/photos/174765911/133819) - Other - ![Other](/listings/photos/174765911/133820) - Other - ![Other](/listings/photos/174765911/133821) - Other - ![Other](/listings/photos/174765911/133822) - Other - ![Other](/listings/photos/174765911/133823) - Other - ![Other](/listings/photos/174765911/133824) - Other - ![Other](/listings/photos/174765911/133825) - Other - ![Other](/listings/photos/174765911/133826) - Other - ![Other](/listings/photos/174765911/133827) - Other - ![Other](/listings/photos/174765911/133828) - Other - ![Other](/listings/photos/174765911/133829) - Other - ![Other](/listings/photos/174765911/133830) - Other - ![Other](/listings/photos/174765911/133831) - Other - ![Other](/listings/photos/174765911/133832) - Other - ![Other](/listings/photos/174765911/133833) - Other - ![Other](/listings/photos/174765911/133834) - Other - ![Other](/listings/photos/174765911/133835) - Other - ![Other](/listings/photos/174765911/133836) - Other - ![Other](/listings/photos/174765911/133837) - Other - ![Other](/listings/photos/174765911/133838) - Other - ![Other](/listings/photos/174765911/133839) - Other - ![Other](/listings/photos/174765911/133840) - Other - ![Other](/listings/photos/174765911/133841) - Other - ![Other](/listings/photos/174765911/133842) - Other - ![Other](/listings/photos/174765911/133843) - Other - ![Other](/listings/photos/174765911/133844) - Other - ![Other](/listings/photos/174765911/133845) - Other - ![Other](/listings/photos/174765911/133846) - Other - ![Other](/listings/photos/174765911/133847) - Other - ![Other](/listings/photos/174765911/133848) - Other - ![Other](/listings/photos/174765911/133849) - Other ## Floorplans - ![Floorplan 1](/listings/photos/174765911/133850) - Floorplan 1 ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #15141197 - **Address:** 18 Whitbarrow Road, LYMM, WA13 9AF - **Certificate Issued:** 13/04/2022 - **Work Completed:** 04/03/2022 - **Items:** 7 window(s) ### FENSA Certificate #15621677 - **Address:** 18 Whitbarrow Road, Lymm, WA13 9AF - **Certificate Issued:** 19/02/2023 - **Work Completed:** 13/01/2023 - **Items:** 4 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 18 WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AF | £902,500 | 13/07/2018 | Detached | | 18 WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AF | £760,000 | 13/12/2010 | 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 | |---------|-------|------|------| | 3 STATHAM DRIVE, LYMM, WARRINGTON, WA13 9NW | £342,500 | 15/07/2022 | Detached | | 46 STATHAM AVENUE, LYMM, WARRINGTON, WA13 9NL | £500,000 | 28/01/2022 | Detached | | 20 MILLBANK, LYMM, WARRINGTON, WA13 9DG | £780,000 | 14/12/2021 | Detached | | 16 MILLBANK, LYMM, WARRINGTON, WA13 9DG | £740,000 | 27/09/2021 | Detached | | 10 BROOKFIELD ROAD, LYMM, WARRINGTON, WA13 0QJ | £1,050,000 | 03/08/2021 | Detached | | 1 STATHAM CLOSE, LYMM, CHESHIRE EAST, WA13 9NN | £430,000 | 30/06/2021 | Detached | | 2A MALTMANS ROAD, LYMM, WARRINGTON, WA13 0QP | £700,000 | 30/06/2021 | Detached | | [Same street] 14 WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AF | £1,400,000 | 25/06/2021 | Semi-detached | | 9A DANE BANK ROAD, LYMM, WARRINGTON, WA13 9DQ | £620,000 | 25/06/2021 | Detached | **Street average:** £1,400,000 (1 sale) **Area average:** £645,313 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £676,312 (16 Detached, WA13, 2024–2026) - **Deviation:** +121.1% ## 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):** £997/mo ## 1% Rule - **Rent ratio:** 0.06% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23.4% - **10y growth:** 172% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of March 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 24.2% - **10y growth (index):** 59% ## 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)