# 6 bedroom detached house for sale (WA16 7AT) ## Property Details | Key | Value | |-----|-------| | Address | Ancoats Lane, Great Warford, Cheshire, WA16, WA16 7AT | | Price | £850,000 | | Bathrooms | 4 | | Council tax | G | ## Description **OPPORTUNITY FOR MODERNISATION AND DEVELOPMENT** Presenting this superb, spacious, detached bungalow in the beautiful and exclusive area of Great Warford. Requiring FULL MODERNISATION and improvement throughout, this generous family home comes much extended and with potential for further extending and/or remodelling subject to relevant permissions. Offering fantastic POTENTIAL to create a stunning family home, occupying a generous plot stretching to approx 0.4 acres. The current property offers traditional features and a sprawling layout providing a great opportunity for development and a variety of uses. The downstairs layout lends itself to overflow living accommodation for long-term visitors, and/or business opportunities. The property benefits from a gated driveway providing ample parking for multiple vehicles. The front garden would also easily accommodate a detached garage subject to permissions. To the rear is an enclosed garden laid mainly to lawn, with patio area perfect for outdoor dining and entertaining, and with views over open fields. ## Property Photos - ![Picture No. 57](/listings/photos/88806039/492756) - Picture No. 57 - ![Picture No. 35](/listings/photos/88806039/492757) - Picture No. 35 - ![Picture No. 64](/listings/photos/88806039/492758) - Picture No. 64 - ![Picture No. 32](/listings/photos/88806039/492759) - Picture No. 32 - ![Picture No. 38](/listings/photos/88806039/492760) - Picture No. 38 - ![Picture No. 37](/listings/photos/88806039/492761) - Picture No. 37 - ![Picture No. 36](/listings/photos/88806039/492762) - Picture No. 36 - ![Picture No. 39](/listings/photos/88806039/492763) - Picture No. 39 - ![Picture No. 40](/listings/photos/88806039/492764) - Picture No. 40 - ![Picture No. 33](/listings/photos/88806039/492765) - Picture No. 33 - ![Picture No. 29](/listings/photos/88806039/492766) - Picture No. 29 - ![Picture No. 30](/listings/photos/88806039/492767) - Picture No. 30 - ![Picture No. 31](/listings/photos/88806039/492768) - Picture No. 31 - ![Picture No. 34](/listings/photos/88806039/492769) - Picture No. 34 - ![Picture No. 43](/listings/photos/88806039/492770) - Picture No. 43 - ![Picture No. 44](/listings/photos/88806039/492771) - Picture No. 44 - ![Picture No. 46](/listings/photos/88806039/492772) - Picture No. 46 - ![Picture No. 47](/listings/photos/88806039/492773) - Picture No. 47 - ![Picture No. 48](/listings/photos/88806039/492774) - Picture No. 48 - ![Picture No. 56](/listings/photos/88806039/492775) - Picture No. 56 - ![Picture No. 28](/listings/photos/88806039/492776) - Picture No. 28 - ![Picture No. 52](/listings/photos/88806039/492777) - Picture No. 52 - ![Picture No. 53](/listings/photos/88806039/492778) - Picture No. 53 - ![Picture No. 49](/listings/photos/88806039/492779) - Picture No. 49 - ![Picture No. 50](/listings/photos/88806039/492780) - Picture No. 50 - ![Picture No. 51](/listings/photos/88806039/492781) - Picture No. 51 - ![Picture No. 54](/listings/photos/88806039/492782) - Picture No. 54 - ![Picture No. 55](/listings/photos/88806039/492783) - Picture No. 55 - ![Picture No. 58](/listings/photos/88806039/492784) - Picture No. 58 - ![Picture No. 59](/listings/photos/88806039/492785) - Picture No. 59 - ![Picture No. 60](/listings/photos/88806039/492786) - Picture No. 60 - ![Picture No. 61](/listings/photos/88806039/492787) - Picture No. 61 - ![Picture No. 62](/listings/photos/88806039/492788) - Picture No. 62 - ![Picture No. 63](/listings/photos/88806039/492789) - Picture No. 63 - ![Picture No. 65](/listings/photos/88806039/492790) - Picture No. 65 - ![Picture No. 66](/listings/photos/88806039/492791) - Picture No. 66 - ![Picture No. 67](/listings/photos/88806039/492792) - Picture No. 67 - ![Picture No. 68](/listings/photos/88806039/492793) - Picture No. 68 - ![Picture No. 69](/listings/photos/88806039/492794) - Picture No. 69 - ![Picture No. 70](/listings/photos/88806039/492795) - Picture No. 70 - ![Aerial](/listings/photos/88806039/492796) - Aerial - ![Google Maps Image](/listings/photos/88806039/492797) - Google Maps Image ## Floorplans - ![Floor Plan](/listings/photos/88806039/492798) - Floor Plan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/88806039/492799) - 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 | |---------|-------|------|------| | THE HEADMASTERS HOUSE WARFORD PARK, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7RJ | £860,000 | 30/09/2021 | Detached | **Area average:** £860,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** -1.8% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (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 | |------|------|------|------|------| | 2 Bed Flat, Warford Park, WA16 | £1,350/mo | 2 | 0.28 miles | OpenRent | **Average rent: £1,350/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.16% (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:** 1.9% - **Cost-to-rent:** 52.5× - **Monthly cashflow:** £-2,157/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.5% *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:** 22.7% - **10y growth:** 58.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)