For sale Detached

15 EMBLETON GROVE

RUNCORN, BEECHWOOD, HALTON WA7 2TX

3 beds 3 baths Listed 20 May 2026 (-5d)

£375,000

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# 3 bedroom detached house for sale (WA7 2TX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 EMBLETON GROVE, RUNCORN, BEECHWOOD, HALTON WA7 2TX |
| Price | £375,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | C |
| Last sold | £169,000 Apr 2007 |

## Description

**DETACHED FAMILY HOME. SOUTH FACING REAR GARDEN. THREE/FOUR BEDROOMS. OFF ROAD PARKING. SOUGHT AFTER BEECHWOOD LOCATION. BEAUTIFULLY PRESENTED THROUGHOUT. FREEHOLD TENURE. EARLY VIEWING ADVISED.**

Adams Real Estate are delighted to present this impressive extended three/four bedroom detached family home, ideally situated within the highly sought-after Beechwood area. Perfectly positioned for families, the property benefits from excellent local amenities and access to highly regarded schools, making it an ideal long-term family residence.

Having undergone an extensive programme of improvements over the years, this exceptional home is presented to a high standard throughout and offers modern, stylish, and versatile living accommodation ready for immediate occupation.

The heart of the home is the stunning open-plan kitchen and living space, featuring a central island, hidden pantry, skylight windows, and patio doors opening onto the beautifully landscaped rear garden. This bright and contemporary space is ideal for both everyday family living and entertaining guests.

The spacious accommodation briefly comprises: entrance hallway, lounge, open-plan kitchen/dining/family room, and an additional reception room/fourth bedroom to the ground floor. To the first floor are three well-proportioned bedrooms, all benefiting from fitted wardrobes, with the principal bedroom enjoying an en-suite shower room. A stylish four-piece family bathroom with standalone bath completes the first-floor accommodation.

Additional benefits include UPVC double glazing and gas central heating throughout.

Externally, the property features a paved driveway providing ample off-road parking. To the rear is a beautifully enclosed, landscaped garden enjoying a sunny southerly aspect, ideal for outdoor dining, entertaining, or relaxing in privacy, with the added benefit of not being overlooked.

This outstanding family home must be viewed to be fully appreciated. Early inspection is highly recommended to avoid disappointment. Contact Adams Real Estate today to arrange your viewing.

**Viewing**

By prior appointment only through our Runcorn Office.**Note**

All measurements are approximate. No appliances or central heating systems referred to within these particulars have been tested and therefore their working order cannot be verified. Floorplans are for guide purposes only and all dimensions are approximate.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/88749810/515237) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7528249
- **Address:** 15 Embleton Grove, Beechwood, WA7 2TX
- **Certificate Issued:** 21/07/2010
- **Work Completed:** 01/07/2010
- **Items:** 2 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 EMBLETON GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TX | £169,000 | 27/04/2007 | 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 |
|---------|-------|------|------|
| 8 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU | £280,000 | 20/07/2025 | Detached |
| 18 BUTTERMERE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2RF | £320,000 | 28/04/2023 | Detached |
| 26 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU | £250,000 | 28/11/2022 | Detached |
| 8 WISENHOLME CLOSE, BEECHWOOD, RUNCORN, HALTON, WA7 2RU | £212,500 | 25/11/2022 | Detached |
| 28 SOLWAY GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2QN | £290,000 | 01/07/2022 | Detached |
| 5 WISENHOLME CLOSE, BEECHWOOD, RUNCORN, HALTON, WA7 2RU | £325,000 | 22/06/2022 | Detached |
| [Same street] 1 EMBLETON GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TX | £195,000 | 17/06/2022 | Detached |
| 5 INGLETON GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2QY | £240,000 | 18/02/2022 | Detached |
| 20 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU | £215,000 | 12/08/2021 | Detached |
| 20 HONISTER GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TY | £210,000 | 30/07/2021 | Detached |

**Street average:** £195,000 (1 sale)
**Area average:** £260,278 (9 sales)

## Price vs local average

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

- **Local average:** £299,294 (40 Detached, WA7, 2024–2026)
- **Deviation:** +25.3%

## Rental Range

*ONS Price Index of Private Rents (Halton). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £662/mo
- **Realistic:** £735/mo
- **Optimistic:** £809/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Stonecrop Close, WA7 | £1,100/mo | 3 | 0.58 miles | OpenRent |
| 3 Bed Semi-Detached House, The Glen, WA7 | £800/mo | 3 | 0.67 miles | OpenRent |
| 3 Bed Terraced House, The Glen, WA7 | £895/mo | 3 | 0.71 miles | OpenRent |

**Average rent: £932/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £111,875
- **Target investor price (1%):** £89,500

*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 £895/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.9×
- **Monthly cashflow:** £-696/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.7%

*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:** 23.7%
- **10y growth:** 40.2%

## House Price Index (HM Land Registry)

*Official index for Halton; Detached series; as of February 2026.*

- **1y growth (index):** 6%
- **5y growth (index):** 35.9%
- **10y growth (index):** 74.5%

## 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)

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Property details

Tenure

FREEHOLD

Council tax band

Last sold

£169,000 Apr 2007

Local average

£299,294 (+25.3%)

Deprivation

Decile 9 (29,227 of 33,755)

Street crime

126 incidents within 1 mile (Mar 2026)

Key features

Three/Four Bedrooms
Detached Family Home
South Facing Rear Garden
Open Plan Kitchen
Extended
Off Road Parking
Ensuite Bathroom
Sought After Location
Early Viewing Strongly Advised
EPC Rating. Council Tax Band C. Freehold Tenure.

Additional details

Parking: Driveway, Off street
Garden: Patio, Private garden

Description

DETACHED FAMILY HOME. SOUTH FACING REAR GARDEN. THREE/FOUR BEDROOMS. OFF ROAD PARKING. SOUGHT AFTER BEECHWOOD LOCATION. BEAUTIFULLY PRESENTED THROUGHOUT. FREEHOLD TENURE. EARLY VIEWING ADVISED.
Adams Real Estate are delighted to present this impressive extended three/four bedroom detached family home, ideally situated within the highly sought-after Beechwood area. Perfectly positioned for families, the property benefits from excellent local amenities and access to highly regarded schools, making it an ideal long-term family residence.
Having undergone an extensive programme of improvements over the years, this exceptional home is presented to a high standard throughout and offers modern, stylish, and versatile living accommodation ready for immediate occupation.
The heart of the home is the stunning open-plan kitchen and living space, featuring a central island, hidden pantry, skylight windows, and patio doors opening onto the beautifully landscaped rear garden. This bright and contemporary space is ideal for both everyday family living and entertaining guests.
The spacious accommodation briefly comprises: entrance hallway, lounge, open-plan kitchen/dining/family room, and an additional reception room/fourth bedroom to the ground floor. To the first floor are three well-proportioned bedrooms, all benefiting from fitted wardrobes, with the principal bedroom enjoying an en-suite shower room. A stylish four-piece family bathroom with standalone bath completes the first-floor accommodation.
Additional benefits include UPVC double glazing and gas central heating throughout.
Externally, the property features a paved driveway providing ample off-road parking. To the rear is a beautifully enclosed, landscaped garden enjoying a sunny southerly aspect, ideal for outdoor dining, entertaining, or relaxing in privacy, with the added benefit of not being overlooked.
This outstanding family home must be viewed to be fully appreciated. Early inspection is highly recommended to avoid disappointment. Contact Adams Real Estate today to arrange your viewing.
Viewing
By prior appointment only through our Runcorn Office.Note
All measurements are approximate. No appliances or central heating systems referred to within these particulars have been tested and therefore their working order cannot be verified. Floorplans are for guide purposes only and all dimensions are approximate.

Listed by

Runcorn

Berkeley Shaw Real Estate

Reference: 88749810

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7528249

Property Details

Street: 15 Embleton Grove

Town: Beechwood

Postcode: WA7 2TX

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 21/07/2010

Work Completed: 01/07/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£375,000	+121.9%
Sold	27/04/2007 (19 years ago)	£169,000	—

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
8 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU	£280,000	20/07/2025	Detached
18 BUTTERMERE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2RF	£320,000	28/04/2023	Detached
26 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU	£250,000	28/11/2022	Detached
8 WISENHOLME CLOSE, BEECHWOOD, RUNCORN, HALTON, WA7 2RU	£212,500	25/11/2022	Detached
28 SOLWAY GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2QN	£290,000	01/07/2022	Detached
5 WISENHOLME CLOSE, BEECHWOOD, RUNCORN, HALTON, WA7 2RU	£325,000	22/06/2022	Detached
Same street 1 EMBLETON GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TX	£195,000	17/06/2022	Detached
5 INGLETON GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2QY	£240,000	18/02/2022	Detached
20 MARTINDALE GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TU	£215,000	12/08/2021	Detached
20 HONISTER GROVE, BEECHWOOD, RUNCORN, HALTON, WA7 2TY	£210,000	30/07/2021	Detached

Street average: £195,000 (1 sale)

Area average: £260,278 (9 sales)

Capital growth trend

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

5y growth 23.7%

10y growth 40.2%

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

1y (index) 6%

5y (index) 35.9%

10y (index) 74.5%

Rental Range

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

Low £662/mo

Realistic £735/mo

Optimistic £809/mo

Based on Local Authority from postcode lookup → Halton.

LHA (30th percentile) floor for Central Lancs: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA7 2TX

Nearby

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

Type	Name	Distance
Bus stop	Martindale	0.2 miles
Bus stop	The Beechwood	0.2 miles
Shop	Ascot Stores	0.8 miles
Shop	A Cut Above	0.8 miles
Train station	Frodsham	1.5 miles
Train station	Runcorn East	2.0 miles
Hospital	Marie Curie Hospice	7.6 miles
Hospital	St Helens Hospital	8.6 miles
University	University of Chester - Warrington Campus	9.5 miles
University	University of Chester - Kingsway	10.2 miles

Street-level crime

Category	Count
Violence and sexual offences	55
Public order	16
Shoplifting	15
Drugs	12
Criminal damage and arson	8
Anti-social behaviour	5
Other theft	5
Burglary	2
Possession of weapons	2
Robbery	2
Vehicle crime	2
Other crime	1
Theft from the person	1
Total incidents	126

Within 1 mile during Mar 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
Beechwood Primary School	Primary	0.2 miles	Good — 11 Jan 2016
Hillview Primary School	Primary	0.4 miles	Good — 16 May 2014
Hallwood Park Primary School and Nursery	Primary	0.4 miles	Inadequate — 17 Jan 2023
The Cavendish High Academy	Other	0.6 miles	Outstanding — 17 Mar 2011
Woodside Primary School	Primary	0.6 miles	Good — 28 Jul 2022

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
3 Bed Semi-Detached House, Stonecrop Close, WA7	£1,100/mo	3	0.58 miles	OpenRent
3 Bed Semi-Detached House, The Glen, WA7	£800/mo	3	0.67 miles	OpenRent
3 Bed Terraced House, The Glen, WA7	£895/mo	3	0.71 miles	OpenRent

Average rent: £932/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £111,875

Target investor price (1%) £89,500

Gross yield 2.9%

Cost-to-rent ratio 34.9×

Monthly cashflow £-696/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.7%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).