For sale Detached

Hillside Road

Appleton, WA4 5PZ

7 beds 7 baths 437 m² Listed 29 May 2025 (-380d)

£1,795,000

Reduced on 10 Jan 2026

Save

# 7 bedroom detached house for sale (WA4 5PZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Hillside Road, Appleton, WA4 5PZ |
| Price | £1,795,000 |
| Bedrooms | 7 |
| Bathrooms | 7 |

## Description

From the moment you step inside, the home impresses with its expansive layout designed for both relaxed family living and grand-scale entertaining. The accommodation comprises five elegant reception rooms, offering versatility for formal dining, entertaining, or quiet evenings in. At the heart of the home are two attractively fitted kitchens, both equipped with high-end contemporary appliances, catering to every culinary need.

Each of the seven spacious double bedrooms is a private retreat, complete with luxurious ensuite facilities, offering unparalleled comfort and convenience. The property embodies the height of modern family living, where you can unwind in opulence and style at the end of each day.

Externally, the impressive grounds are just as captivating. A sweeping driveway offers parking for multiple vehicles, while the beautifully landscaped lawned gardens are ideal for outdoor entertaining during the warmer months.

Located in a quiet and peaceful area, the property remains conveniently close to local amenities, reputable leisure facilities, and highly regarded schools, including the Outstanding Stretton St Matthew’s CofE Primary School.

Offered to the market with no onward chain, this remarkable home is a rare opportunity to secure a slice of luxury living in an enviable Warrington setting.

## Property Photos

- ![20250429-DJI_0596.jpg](/listings/photos/162575888/55105) - 20250429-DJI_0596.jpg
- ![20250502-PCL01959.jpg](/listings/photos/162575888/55106) - 20250502-PCL01959.jpg
- ![20250502-PCL01933.jpg](/listings/photos/162575888/55107) - 20250502-PCL01933.jpg
- ![20250502-DSC01241.jpg](/listings/photos/162575888/55108) - 20250502-DSC01241.jpg
- ![20250502-PCL01889.jpg](/listings/photos/162575888/55109) - 20250502-PCL01889.jpg
- ![20250502-PCL01939.jpg](/listings/photos/162575888/55110) - 20250502-PCL01939.jpg
- ![20250502-PCL02040.jpg](/listings/photos/162575888/55111) - 20250502-PCL02040.jpg
- ![20250502-PCL01920.jpg](/listings/photos/162575888/55112) - 20250502-PCL01920.jpg
- ![20250502-PCL01925.jpg](/listings/photos/162575888/55113) - 20250502-PCL01925.jpg
- ![20250502-PCL01902.jpg](/listings/photos/162575888/55114) - 20250502-PCL01902.jpg
- ![20250502-PCL01974.jpg](/listings/photos/162575888/55115) - 20250502-PCL01974.jpg
- ![20250502-PCL01898.jpg](/listings/photos/162575888/55116) - 20250502-PCL01898.jpg
- ![20250502-PCL02013.jpg](/listings/photos/162575888/55117) - 20250502-PCL02013.jpg
- ![20250502-PCL01987.jpg](/listings/photos/162575888/55118) - 20250502-PCL01987.jpg
- ![20250502-PCL02024.jpg](/listings/photos/162575888/55119) - 20250502-PCL02024.jpg
- ![20250502-PCL02026.jpg](/listings/photos/162575888/55120) - 20250502-PCL02026.jpg
- ![20250502-PCL02032.jpg](/listings/photos/162575888/55121) - 20250502-PCL02032.jpg
- ![20250502-PCL01985.jpg](/listings/photos/162575888/55122) - 20250502-PCL01985.jpg
- ![20250502-PCL01983.jpg](/listings/photos/162575888/55123) - 20250502-PCL01983.jpg
- ![20250502-PCL02036.jpg](/listings/photos/162575888/55124) - 20250502-PCL02036.jpg
- ![20250502-PCL02012.jpg](/listings/photos/162575888/55125) - 20250502-PCL02012.jpg
- ![20250502-PCL02018.jpg](/listings/photos/162575888/55126) - 20250502-PCL02018.jpg
- ![20250502-PCL02034.jpg](/listings/photos/162575888/55127) - 20250502-PCL02034.jpg
- ![20250429-DJI_0588.jpg](/listings/photos/162575888/55128) - 20250429-DJI_0588.jpg
- ![20250502-DSC01220.jpg](/listings/photos/162575888/55129) - 20250502-DSC01220.jpg
- ![20250502-PCL02053.jpg](/listings/photos/162575888/55130) - 20250502-PCL02053.jpg
- ![20250429-DJI_0590.jpg](/listings/photos/162575888/55131) - 20250429-DJI_0590.jpg
- ![20250429-DJI_0593.jpg](/listings/photos/162575888/55132) - 20250429-DJI_0593.jpg
- ![20250502-PCL02042.jpg](/listings/photos/162575888/55133) - 20250502-PCL02042.jpg
- ![20250502-DSC01228.jpg](/listings/photos/162575888/55134) - 20250502-DSC01228.jpg

## Floorplans

- ![Floor layout](/listings/photos/162575888/55135) - Floor layout

## EPC Graphs

- ![EPC epcgraph.co.uk](/listings/photos/162575888/55136) - EPC epcgraph.co.uk

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD | £556,000 | 28/11/2025 | Detached |
| 479A LONDON ROAD, APPLETON, WARRINGTON, WA4 5DP | £377,000 | 06/03/2025 | Detached |
| 19 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5EE | £525,000 | 09/06/2023 | Detached |
| 43 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5DX | £600,000 | 19/05/2023 | Detached |
| 382 LONDON ROAD, STRETTON, WARRINGTON, WA4 5PW | £482,500 | 25/11/2022 | Detached |
| 38 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD | £475,000 | 18/11/2022 | Detached |
| 17 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD | £640,000 | 16/11/2022 | Detached |
| 86 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5DX | £520,000 | 29/09/2022 | Detached |
| 21 ACTON AVENUE, APPLETON, WARRINGTON, WA4 5PS | £347,500 | 04/11/2021 | Detached |
| [Same street] 12 HILLSIDE ROAD, APPLETON, WARRINGTON, WA4 5PZ | £494,999 | 30/06/2021 | Detached |
| 35 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD | £423,500 | 29/06/2021 | Detached |

**Street average:** £494,999 (1 sale)
**Area average:** £494,650 (10 sales)

## Price vs local average

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

- **Local average:** £603,790 (64 Detached, WA4, 2024–2026)
- **Deviation:** +197.3%

## 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:** 0.05% (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:** 26.4%
- **10y growth:** 58.7%

## 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)

20250429-DJI_0596.jpg 20250502-PCL01959.jpg 20250502-PCL01933.jpg 20250502-DSC01241.jpg 20250502-PCL01889.jpg 20250502-PCL01939.jpg 20250502-PCL02040.jpg 20250502-PCL01920.jpg 20250502-PCL01925.jpg 20250502-PCL01902.jpg 20250502-PCL01974.jpg 20250502-PCL01898.jpg 20250502-PCL02013.jpg 20250502-PCL01987.jpg 20250502-PCL02024.jpg 20250502-PCL02026.jpg 20250502-PCL02032.jpg 20250502-PCL01985.jpg 20250502-PCL01983.jpg 20250502-PCL02036.jpg 20250502-PCL02012.jpg 20250502-PCL02018.jpg 20250502-PCL02034.jpg 20250429-DJI_0588.jpg 20250502-DSC01220.jpg 20250502-PCL02053.jpg 20250429-DJI_0590.jpg 20250429-DJI_0593.jpg 20250502-PCL02042.jpg 20250502-DSC01228.jpg

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Property details

Tenure

FREEHOLD

Floor area

437 m²

Local average

£603,790 (+197.3%)

Deprivation

Decile 10 (32,615 of 33,755)

Street crime

16 incidents within 1 mile (Apr 2026)

Key features

Magnificent & Impressive Family Home
Seven Double Bedrooms Each With Ensuite
No Onward Chain
Five Reception Rooms & Two Kitchens
Beautifully Maintained Lawned Garden
Idyllic Desirable Location

Additional details

Parking: Private
Garden: Front garden, Private garden, Enclosed garden, Rear garden, Back garden

Description

Set within one of Warrington’s most sought-after residential areas, this exceptional seven-bedroom detached family residence offers luxury modern living at its finest. Perfectly positioned on a substantial 0.55-acre plot backing onto idyllic open countryside, this home delivers space, style, and tranquillity in equal measure.
From the moment you step inside, the home impresses with its expansive layout designed for both relaxed family living and grand-scale entertaining. The accommodation comprises five elegant reception rooms, offering versatility for formal dining, entertaining, or quiet evenings in. At the heart of the home are two attractively fitted kitchens, both equipped with high-end contemporary appliances, catering to every culinary need.
Each of the seven spacious double bedrooms is a private retreat, complete with luxurious ensuite facilities, offering unparalleled comfort and convenience. The property embodies the height of modern family living, where you can unwind in opulence and style at the end of each day.
Externally, the impressive grounds are just as captivating. A sweeping driveway offers parking for multiple vehicles, while the beautifully landscaped lawned gardens are ideal for outdoor entertaining during the warmer months.
Located in a quiet and peaceful area, the property remains conveniently close to local amenities, reputable leisure facilities, and highly regarded schools, including the Outstanding Stretton St Matthew’s CofE Primary School.
Offered to the market with no onward chain, this remarkable home is a rare opportunity to secure a slice of luxury living in an enviable Warrington setting.

Listed by

Stockton Heath

Edward Mellor Ltd

Reference: 162575888

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor layout

EPC Graphs

EPC epcgraph.co.uk

Price history

Event	Date	Price	% change
Listed for sale	—	£1,795,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
20 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD	£556,000	28/11/2025	Detached
479A LONDON ROAD, APPLETON, WARRINGTON, WA4 5DP	£377,000	06/03/2025	Detached
19 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5EE	£525,000	09/06/2023	Detached
43 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5DX	£600,000	19/05/2023	Detached
382 LONDON ROAD, STRETTON, WARRINGTON, WA4 5PW	£482,500	25/11/2022	Detached
38 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD	£475,000	18/11/2022	Detached
17 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD	£640,000	16/11/2022	Detached
86 HIGHFIELD AVENUE, APPLETON, WARRINGTON, WA4 5DX	£520,000	29/09/2022	Detached
21 ACTON AVENUE, APPLETON, WARRINGTON, WA4 5PS	£347,500	04/11/2021	Detached
Same street 12 HILLSIDE ROAD, APPLETON, WARRINGTON, WA4 5PZ	£494,999	30/06/2021	Detached
35 STONEHILL CLOSE, APPLETON, WARRINGTON, WA4 5QD	£423,500	29/06/2021	Detached

Street average: £494,999 (1 sale)

Area average: £494,650 (10 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 26.4%

10y growth 58.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Warrington. Series: Detached. As of March 2026.

1y (index) 2.6%

5y (index) 24.2%

10y (index) 59%

Rental Range

Estimated market rent for Warrington. Low = conservative, Realistic = average, Optimistic = best case.

Low £794/mo

Realistic £882/mo

Optimistic £970/mo

Based on Local Authority from postcode lookup → Warrington.

LHA (30th percentile) floor for North Cheshire: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA4 5PZ

Address

22 Hillside Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Owens Corner	0.1 miles
Shop	Co-op Food	0.5 miles
Shop	Aspect	0.5 miles
Hospital	Spire Cheshire Hospital	0.7 miles
Train station	Warrington Bank Quay	2.9 miles
Train station	Warrington Central	3.2 miles
Hospital	Warrington Hospital	3.5 miles
University	University of Chester - Warrington Campus	4.9 miles

Street-level crime

Category	Count
Vehicle crime	7
Anti-social behaviour	6
Burglary	1
Public order	1
Violence and sexual offences	1
Total incidents	16

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Stretton St Matthew's CofE Primary School	Primary	0.6 miles	Outstanding — 21 May 2015
Bridgewater High School	Secondary	1.1 miles	Good — 21 Nov 2022
Broomfields Junior School	Primary	1.2 miles	Good — 26 Jun 2024
St Monica's Catholic Primary School	Primary	1.2 miles	Good — 12 Sep 2012
The Cobbs Infant and Nursery School	Primary	1.4 miles	Good — 19 Jul 2012

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.05%

Max investor price (0.8%) £110,250

Target investor price (1%) £88,200

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).