# 4 bedroom detached house for sale (WA5 8TQ) ## Property Details | Key | Value | |-----|-------| | Address | 21 GARWOOD CLOSE, WARRINGTON, WESTBROOK, WARRINGTON WA5 8TQ | | Price | £400,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | C | | Construction age | England and Wales: 1996-2002 | | Floor area | 86 m² | | Last sold | £218,950 Aug 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 15/05/2033 - **Current heating cost:** £979/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2396-9250-2797-3601) ## Description Exceptional Extended Four-Bedroom Barratt Home | Westbrook, Warrington | No Onward ChainSet within a quiet cul-de-sac in the highly desirable Westbrook area of Warrington, this beautifully extended four-bedroom Barratt-built family home offers an outstanding combination of space, style, and privacy. Backing onto attractive green open space and enjoying an enviable, non-overlooked position, this impressive home has been thoughtfully enhanced by the current owners to create the perfect setting for modern family living. From the moment you step inside, you'll appreciate the generous proportions and versatile accommodation designed to suit every stage of family life. Highlights**Four Spacious Bedrooms** Four well-proportioned bedrooms provide comfortable accommodation for the whole family, with peaceful views over the surrounding greenery creating a relaxing retreat. ** Superb Living Space** The heart of the home is the impressive extended rear lounge and dining area, offering an abundance of natural light and the perfect space for entertaining, family gatherings, or simply relaxing. A separate snug provides an additional reception room, ideal as a cosy family room, home office, or children's playroom. **Contemporary Kitchen** The stylish fitted kitchen offers ample storage, quality work surfaces, and a practical layout that blends effortlessly into the extension, creating a fantastic social hub for everyday living. **Beautiful Garden & Garden Room** Step outside into the private rear garden, where mature greenery provides a peaceful backdrop and excellent privacy. Completing the outdoor space is a superb garden room with power, ideal as a home office, gym, hobby room, or entertaining space. Why You'll Love This HomeBeautifully extended Barratt-built family home Four generous bedrooms Spacious rear lounge and dining extension Separate snug/family room Modern fitted kitchen Garden room with power Private rear garden overlooking attractive green space Quiet cul-de-sac location Not overlooked Offered for sale with **No Onward Chain** Ideal for growing families A Fantastic LocationWestbrook continues to be one of Warrington's most sought-after residential locations, renowned for its excellent schools, local amenities, nearby retail parks, and superb transport connections, including easy access to the M62 and M6 motorway networks. The peaceful setting combined with picturesque green views offers the perfect balance between convenience and tranquillity. A Home Ready for Its Next ChapterBeautifully presented, thoughtfully extended, and positioned in an enviable location, this exceptional family home offers everything today's buyers are looking for. With spacious accommodation, versatile living areas, stunning outdoor space, and no onward chain, this is a rare opportunity not to be missed. **Early viewing is highly recommended to fully appreciate everything this outstanding home has to offer.** EPC Rating: C ## Property Photos - ![Photo](/listings/photos/92397792/2533696) - ![Photo](/listings/photos/92397792/2533697) - ![Photo](/listings/photos/92397792/2533698) - ![Photo](/listings/photos/92397792/2533699) - ![Photo](/listings/photos/92397792/2533700) - ![Photo](/listings/photos/92397792/2533701) - ![Photo](/listings/photos/92397792/2533702) - ![Photo](/listings/photos/92397792/2533703) - ![Photo](/listings/photos/92397792/2533704) - ![Photo](/listings/photos/92397792/2533705) - ![Photo](/listings/photos/92397792/2533706) - ![Photo](/listings/photos/92397792/2533707) - ![Photo](/listings/photos/92397792/2533708) - ![Photo](/listings/photos/92397792/2533709) - ![Photo](/listings/photos/92397792/2533710) - ![Photo](/listings/photos/92397792/2533711) - ![Photo](/listings/photos/92397792/2533712) - ![Photo](/listings/photos/92397792/2533713) - ![Photo](/listings/photos/92397792/2533714) - ![Photo](/listings/photos/92397792/2533715) - ![Photo](/listings/photos/92397792/2533716) - ![Photo](/listings/photos/92397792/2533717) - ![Photo](/listings/photos/92397792/2533718) - ![Photo](/listings/photos/92397792/2533719) - ![Photo](/listings/photos/92397792/2533720) - ![Photo](/listings/photos/92397792/2533721) - ![Photo](/listings/photos/92397792/2533722) - ![Photo](/listings/photos/92397792/2533723) - ![Photo](/listings/photos/92397792/2533724) - ![Photo](/listings/photos/92397792/2533725) - ![Photo](/listings/photos/92397792/2533726) - ![Photo](/listings/photos/92397792/2533727) - ![Photo](/listings/photos/92397792/2533728) - ![Photo](/listings/photos/92397792/2587194) ## Floorplans - ![Site Plan](/listings/photos/92397792/2533729) - Site Plan ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #6459362 - **Address:** 21 Garwood Close, Westbrook, WA5 8TQ - **Certificate Issued:** 06/04/2009 - **Work Completed:** 27/03/2009 - **Items:** 4 window(s), 1 door(s) ### FENSA Certificate #6567648 - **Address:** 21 Garwood Close, Westbrook, WA5 8TQ - **Certificate Issued:** 25/05/2009 - **Work Completed:** 11/05/2009 - **Items:** 5 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 21 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £218,950 | 27/08/2015 | Detached | | 21 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £207,000 | 14/02/2007 | Detached | | 21 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £205,000 | 12/12/2006 | 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 | |---------|-------|------|------| | 119 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TB | £287,000 | 22/04/2026 | Detached | | 127 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TB | £425,000 | 16/01/2026 | Detached | | [Same street] 9 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £325,000 | 21/11/2025 | Detached | | 20 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TF | £400,000 | 10/11/2025 | Detached | | 21 BARFORD CLOSE, WESTBROOK, WARRINGTON, WA5 8TL | £252,000 | 31/03/2025 | Detached | | 53 TASMAN CLOSE, OLD HALL, WARRINGTON, WA5 8QN | £160,000 | 28/03/2025 | Detached | | 25 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TA | £220,000 | 27/06/2024 | Detached | | 38 CALIFORNIA CLOSE, GREAT SANKEY, WARRINGTON, WA5 8WU | £465,000 | 17/11/2023 | Detached | | 119 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TB | £270,000 | 16/11/2023 | Detached | | [Same street] 1 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £350,000 | 09/06/2023 | Detached | | 41 WESTBROOK CRESCENT, WESTBROOK, WARRINGTON, WA5 8TH | £351,000 | 16/12/2022 | Detached | | 20 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TF | £395,000 | 15/12/2022 | Detached | | 56 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TF | £425,000 | 02/12/2022 | Detached | | 57 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TA | £250,000 | 05/08/2022 | Detached | | 95 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TB | £282,000 | 21/07/2022 | Detached | | 30 BARFORD CLOSE, WESTBROOK, WARRINGTON, WA5 8TL | £363,000 | 14/07/2022 | Detached | | 38 BLACKSHAW DRIVE, WESTBROOK, WARRINGTON, WA5 8XT | £430,000 | 12/07/2022 | Detached | | 53 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TA | £248,000 | 18/05/2022 | Detached | | 99 VINCENT CLOSE, OLD HALL, WARRINGTON, WA5 8TB | £348,000 | 13/05/2022 | Detached | | [Same street] 11 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TQ | £310,000 | 04/03/2022 | Detached | | 36 GARWOOD CLOSE, WESTBROOK, WARRINGTON, WA5 8TF | £285,000 | 14/01/2022 | Detached | | 5 MORTON CLOSE, OLD HALL, WARRINGTON, WA5 8QH | £175,000 | 20/12/2021 | Detached | | 43 CARTIER CLOSE, OLD HALL, WARRINGTON, WA5 8TD | £300,000 | 17/12/2021 | Detached | **Street average:** £328,333 (3 sales) **Area average:** £316,550 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £383,672 (80 Detached, WA5, 2024–2026) - **Deviation:** +4.3% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £809/mo - **Realistic:** £899/mo - **Optimistic:** £989/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Folly Lane, WA5 | £4,550/mo | 4 | 1.13 miles | OpenRent | **Average rent: £4,550/mo (1 listing)** ## 1% Rule - **Rent ratio:** 1.14% (strong) - **Max investor price (0.8%):** £568,750 - **Target investor price (1%):** £455,000 *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 £4,550/mo).* - **Gross yield:** 13.7% - **Cost-to-rent:** 7.3× - **Monthly cashflow:** £2,495/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 25.8% *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:** £4,651/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7.8% - **10y growth:** 51.7% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of July 2026.* - **1y growth (index):** 4.7% - **5y growth (index):** 25% - **10y growth (index):** 54.8% ## 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)