# 5 bedroom detached house for sale (WA5 3AE) ## Property Details | Key | Value | |-----|-------| | Address | Barrow Hall Lane, Great Sankey, Warrington, Cheshire, WA5 3AE | | Price | £1,200,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | G | ## Description ***OFFERING BOTH SPECTACULAR RURAL SECLUSION AND PRIVACY ALONG WITH BEING IDEALLY LOCATED FOR AMENITIES, TRAVEL & SCHOOLS*** A striking and unique detached family home, set within a fabulous mature plot, Brow Farm offers a rare opportunity to enjoy rural seclusion, whilst remaining just moments from the heart of Great Sankey. Despite its idyllic setting, the home is perfectly placed for access to a wide range of amenities, including excellent schools, shops, and motorway links, making it an ideal base for commuters across the North West. Set within approximately one acre of picturesque grounds, this distinguished residence blends rustic character with modern convenience. Originally dating back to the 19th century as a working farm, the property has been thoughtfully updated and extended over the years, resulting in a splendid detached family home with exceptionally well-proportioned living space. Approached via a private driveway, the home immediately impresses with its striking façade and beautifully landscaped surroundings. Lovingly maintained by the current owners, it also offers scope for further upgrading, allowing its new owners the opportunity to shape it to suit their own vision and needs. The main house itself boasts five generously sized bedrooms, each designed to provide comfort and tranquillity. Three elegant reception rooms offer superb versatility for entertaining and relaxing, combining period charm with stylish finishes. At the heart of the home lies the large farmhouse kitchen. This inviting space perfectly balances traditional appeal with modern functionality. Adjoining the kitchen is a practical utility room and a characterful and convenient boot room, giving access to the outside courtyard. A range of outbuildings add both charm and practicality. The 'Entertainment Room' has been beautifully converted into a welcoming retreat and is currently used as a tea room, complete with vintage furnishings, cozy décor, and a homely atmosphere, offering the perfect space for gatherings with friends and family. The Workshop provides a robust, high-ceilinged space designed for creativity, fully equipped with tools, workbenches, and raw materials, ideal for woodworking, metalwork, or artistic projects. The Double Garage offers a secure and well-maintained facility with reinforced doors, solid concrete flooring, and ample storage space. The final outbuilding is an open-fronted barn, which provides the perfect space for outside gatherings in the summer months. Together, these outbuildings enhance the home’s character and functionality, providing scope for both leisure and practical pursuits. Outside, the property truly excels. The one-acre plot offers beautifully landscaped gardens, mature trees, and tranquil spaces to relax and unwind. Whether reflecting quietly beneath the willow tree, listening to birdsong, or hosting gatherings in the open air, the grounds provide a private sanctuary to enjoy throughout the seasons. This beautiful and unique residence really does need to be viewed to be fully appreciated. ## Property Photos - ![Picture No. 17](/listings/photos/167178335/65553) - Picture No. 17 - ![Picture No. 13](/listings/photos/167178335/65554) - Picture No. 13 - ![Picture No. 36](/listings/photos/167178335/65556) - Picture No. 36 - ![Picture No. 19](/listings/photos/167178335/65558) - Picture No. 19 - ![Picture No. 54](/listings/photos/167178335/65560) - Picture No. 54 - ![Picture No. 62](/listings/photos/167178335/65562) - Picture No. 62 - ![Picture No. 68](/listings/photos/167178335/65564) - Picture No. 68 - ![Picture No. 56](/listings/photos/167178335/65566) - Picture No. 56 - ![Picture No. 50](/listings/photos/167178335/65568) - Picture No. 50 - ![Picture No. 51](/listings/photos/167178335/65570) - Picture No. 51 - ![Picture No. 55](/listings/photos/167178335/65571) - Picture No. 55 - ![Picture No. 57](/listings/photos/167178335/65573) - Picture No. 57 - ![Picture No. 47](/listings/photos/167178335/65575) - Picture No. 47 - ![Picture No. 48](/listings/photos/167178335/65577) - Picture No. 48 - ![Picture No. 49](/listings/photos/167178335/65579) - Picture No. 49 - ![Picture No. 64](/listings/photos/167178335/65581) - Picture No. 64 - ![Picture No. 65](/listings/photos/167178335/65584) - Picture No. 65 - ![Picture No. 66](/listings/photos/167178335/65586) - Picture No. 66 - ![Picture No. 67](/listings/photos/167178335/65588) - Picture No. 67 - ![Picture No. 23](/listings/photos/167178335/65591) - Picture No. 23 - ![Picture No. 60](/listings/photos/167178335/65594) - Picture No. 60 - ![Picture No. 58](/listings/photos/167178335/65597) - Picture No. 58 - ![Picture No. 59](/listings/photos/167178335/65600) - Picture No. 59 - ![Picture No. 63](/listings/photos/167178335/65602) - Picture No. 63 - ![Picture No. 35](/listings/photos/167178335/65605) - Picture No. 35 - ![Picture No. 52](/listings/photos/167178335/65608) - Picture No. 52 - ![Picture No. 53](/listings/photos/167178335/65609) - Picture No. 53 - ![Picture No. 44](/listings/photos/167178335/65613) - Picture No. 44 - ![Picture No. 41](/listings/photos/167178335/65616) - Picture No. 41 - ![Picture No. 42](/listings/photos/167178335/65619) - Picture No. 42 - ![Picture No. 43](/listings/photos/167178335/65622) - Picture No. 43 - ![Picture No. 45](/listings/photos/167178335/65625) - Picture No. 45 - ![Picture No. 46](/listings/photos/167178335/65627) - Picture No. 46 - ![Picture No. 37](/listings/photos/167178335/65629) - Picture No. 37 - ![Picture No. 38](/listings/photos/167178335/65632) - Picture No. 38 - ![Picture No. 39](/listings/photos/167178335/65634) - Picture No. 39 - ![Picture No. 40](/listings/photos/167178335/65636) - Picture No. 40 - ![Picture No. 18](/listings/photos/167178335/65639) - Picture No. 18 - ![Picture No. 20](/listings/photos/167178335/65643) - Picture No. 20 - ![Picture No. 21](/listings/photos/167178335/65644) - Picture No. 21 - ![Picture No. 12](/listings/photos/167178335/65647) - Picture No. 12 - ![Picture No. 14](/listings/photos/167178335/65649) - Picture No. 14 - ![Map](/listings/photos/167178335/65651) - Map ## Floorplans - ![Floorplan](/listings/photos/167178335/65653) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/167178335/65658) - EPC Rating Graph ## 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 WOODALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3GL | £469,950 | 12/12/2025 | Detached | | 2 CRONULLA DRIVE, GREAT SANKEY, WARRINGTON, WA5 3HS | £340,000 | 19/09/2025 | Detached | | 9 TEMPEST ROAD, GREAT SANKEY, WARRINGTON, WA5 3HP | £434,995 | 30/05/2025 | Detached | | 11 TEMPEST ROAD, GREAT SANKEY, WARRINGTON, WA5 3HP | £434,995 | 30/05/2025 | Detached | | 5 TEMPEST ROAD, GREAT SANKEY, WARRINGTON, WA5 3HP | £434,995 | 29/05/2025 | Detached | | 1 TEMPEST ROAD, GREAT SANKEY, WARRINGTON, WA5 3HP | £365,995 | 20/03/2025 | Detached | | 41 BRANSDALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3FW | £390,000 | 07/11/2022 | Detached | | 85 STOCKDALE DRIVE, GREAT SANKEY, WARRINGTON, WA5 3RU | £565,000 | 13/09/2022 | Detached | | 14 WOODALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3GL | £588,750 | 23/08/2022 | Detached | | 27 BRANSDALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3FW | £345,000 | 17/06/2022 | Detached | | 3 CRONULLA DRIVE, GREAT SANKEY, WARRINGTON, WA5 3HS | £310,000 | 28/02/2022 | Detached | | 58 WOODALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3GL | £426,000 | 11/02/2022 | Detached | | 4 CRONULLA DRIVE, GREAT SANKEY, WARRINGTON, WA5 3HS | £295,000 | 23/11/2021 | Detached | | 56 WOODALE CLOSE, GREAT SANKEY, WARRINGTON, WA5 3GL | £475,000 | 22/10/2021 | Detached | | 89 STOCKDALE DRIVE, GREAT SANKEY, WARRINGTON, WA5 3RU | £321,000 | 23/07/2021 | Detached | | 78 STOCKDALE DRIVE, GREAT SANKEY, WARRINGTON, WA5 3RW | £365,000 | 30/06/2021 | Detached | | 81 STOCKDALE DRIVE, GREAT SANKEY, WARRINGTON, WA5 3RU | £418,000 | 29/06/2021 | Detached | **Area average:** £410,569 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £386,830 (72 Detached, WA5, 2024–2026) - **Deviation:** +210.2% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £797/mo - **Realistic:** £885/mo - **Optimistic:** £974/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £997/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 | |------|------|------|------|------| | 5 Bed Detached House, Harrogate Close, WA5 | £1,700/mo | 5 | 0.76 miles | OpenRent | | 5 Bed Detached House, New Hampshire Close, WA5 | £2,300/mo | 5 | 0.97 miles | OpenRent | **Average rent: £2,000/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £250,000 - **Target investor price (1%):** £200,000 *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 £2,000/mo).* - **Gross yield:** 2% - **Cost-to-rent:** 50× - **Monthly cashflow:** £-2,951/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.2% *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:** 18.7% - **10y growth:** 53.2% ## 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)