# 4 bedroom detached house for sale (WA13 0RT) ## Property Details | Key | Value | |-----|-------| | Address | High Legh Road, Lymm, WA13 0RT | | Price | £1,100,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | G | ## Description A substantial home offering spacious and versatile accommodation, set in a delightful 3/4 acre garden plot with 360 degree farmland views. **DESCRIPTION** With an area of over 2,600 sqft, this property is easily adapted for versatile accommodation to suit all family needs. Currently converted to include a full home office and independent living suite on the first floor, the property is suitable for further development (subject to obtaining the necessary planning permissions). The property is approached through recessed electric gates opening onto a large expanse of driveway providing ample parking leading to detached garage. The impressive reception hallway measures almost 30 ft and with doors to the rear garden gives a glimpse of the wonderful plot. There is a spacious lounge, sun room with roof lantern and a kitchen diner. The master bedroom has a feature high vaulted ceiling plus dressing room and en-suite. There are two further double bedrooms and bathroom. To the first floor there are two bedrooms, study/hobby room and en-suite. The property is set back in a wonderful garden plot of approx. 3/4 acre with large rear garden with pond and with farmland on all sides giving a delightful rural aspect. ## Property Photos - ![ (Main)](/listings/photos/170748260/68574) - (Main) - ![Other](/listings/photos/170748260/68576) - Other - ![Other](/listings/photos/170748260/68578) - Other - ![Other](/listings/photos/170748260/68579) - Other - ![Other](/listings/photos/170748260/68580) - Other - ![Other](/listings/photos/170748260/68581) - Other - ![Other](/listings/photos/170748260/68582) - Other - ![Other](/listings/photos/170748260/68584) - Other - ![Other](/listings/photos/170748260/68586) - Other - ![Other](/listings/photos/170748260/68588) - Other - ![Other](/listings/photos/170748260/68590) - Other - ![Other](/listings/photos/170748260/68591) - Other - ![Other](/listings/photos/170748260/68594) - Other - ![Other](/listings/photos/170748260/68595) - Other - ![Other](/listings/photos/170748260/68596) - Other - ![Other](/listings/photos/170748260/68597) - Other - ![Other](/listings/photos/170748260/68599) - Other - ![Other](/listings/photos/170748260/68601) - Other - ![Other](/listings/photos/170748260/68603) - Other - ![Other](/listings/photos/170748260/68605) - Other - ![Other](/listings/photos/170748260/68608) - Other - ![Other](/listings/photos/170748260/68610) - Other - ![Other](/listings/photos/170748260/68612) - Other - ![Other](/listings/photos/170748260/68614) - Other - ![Other](/listings/photos/170748260/68615) - Other - ![Other](/listings/photos/170748260/68618) - Other - ![Other](/listings/photos/170748260/68619) - Other - ![Other](/listings/photos/170748260/68621) - Other - ![Other](/listings/photos/170748260/68622) - Other - ![Other](/listings/photos/170748260/68623) - Other - ![Other](/listings/photos/170748260/68624) - Other - ![Other](/listings/photos/170748260/68626) - Other - ![Other](/listings/photos/170748260/68628) - Other - ![Other](/listings/photos/170748260/68630) - Other - ![Other](/listings/photos/170748260/68632) - Other - ![Other](/listings/photos/170748260/68635) - Other - ![Other](/listings/photos/170748260/68637) - Other - ![Other](/listings/photos/170748260/68639) - Other - ![Other](/listings/photos/170748260/68642) - Other - ![Other](/listings/photos/170748260/68644) - Other - ![Other](/listings/photos/170748260/68646) - Other - ![Other](/listings/photos/170748260/68648) - Other - ![Other](/listings/photos/170748260/68650) - Other - ![Other](/listings/photos/170748260/68652) - Other - ![Other](/listings/photos/170748260/68653) - Other - ![Other](/listings/photos/170748260/68655) - Other ## Floorplans - ![Other](/listings/photos/170748260/68657) - Other ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | FAIRWAYS WEST LANE, HIGH LEGH, LYMM, CHESHIRE EAST, WA13 0TW | £840,000 | 18/10/2022 | Detached | | 18 AGDEN PARK LANE, LYMM, WARRINGTON, WA13 0TS | £1,415,000 | 07/07/2022 | Detached | | [Same street] 31 HIGH LEGH ROAD, LYMM, WARRINGTON, WA13 0RT | £312,000 | 27/05/2022 | Semi-detached | | 14 AGDEN PARK LANE, LYMM, WARRINGTON, WA13 0TS | £960,000 | 11/02/2022 | Detached | | 10 AGDEN PARK LANE, LYMM, WARRINGTON, WA13 0TS | £1,000,000 | 05/11/2021 | Detached | | 2 AGDEN PARK LANE, LYMM, WARRINGTON, WA13 0TS | £770,000 | 30/09/2021 | Detached | **Street average:** £312,000 (1 sale) **Area average:** £997,000 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £676,312 (16 Detached, WA13, 2024–2026) - **Deviation:** +62.6% ## 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:** 0.08% (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:** 34.3% - **10y growth:** 150% ## 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)