# 4 bedroom semi-detached house for sale (WA4 2LF) ## Property Details | Key | Value | |-----|-------| | Address | 16 KNUTSFORD ROAD, WARRINGTON, GRAPPENHALL, WARRINGTON WA4 2LF | | Price | £625,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1930-1949 | | Floor area | 189 m² | | Last sold | £500,000 Jun 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 17/08/2036 - **Current heating cost:** £1,740/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7636-9028-1600-0218-6296) ## Description Situated in a popular and convenient location between Stockton Heath and Lymm, this impressive and individual four/five bedroom semi-detached family home offers an exceptional amount of versatile accommodation arranged over three floors. Extending to approximately 2,083 sq ft, the property combines character, individuality and modern family living, with a particularly impressive open-plan kitchen and living space forming the heart of the home. The accommodation is complemented by a generous driveway, integral garage and beautifully landscaped rear garden. The property is entered via a large and welcoming entrance hall, with attractive period-style detailing and stairs rising to the first floor, together with a useful downstairs WC. To the front is a well-proportioned bay-fronted living room, featuring a fireplace and large bay window providing an abundance of natural light. To the rear is a separate family room, offering excellent flexibility as a second sitting room, playroom, home office or additional bedroom if required, with doors opening directly onto the rear garden. The true centrepiece of the home is the impressive open-plan kitchen, dining and sitting area, where character features blend seamlessly with a contemporary finish. The kitchen is fitted with a range of striking dark cabinetry, granite work surfaces and a central island, while exposed timber beams add considerable character. The vaulted ceiling creates an excellent sense of volume and light, with roof glazing and numerous windows overlooking the garden. There is ample space for both formal dining and relaxed seating, making this an exceptional room for entertaining and family life, with doors providing direct access to the rear garden. To the first floor there are three versatile rooms, currently arranged as two bedrooms and a large study/dressing room, together with a family bathroom and separate WC. The generous study/dressing room could readily be utilised as a fifth bedroom, depending upon the purchaser's requirements. The accommodation continues to the second floor where there are two further bedrooms, including the principal bedroom with roof windows and a modern en-suite shower room. The clever layout, together with two separate staircases providing access to the upper accommodation, creates a highly flexible arrangement which could suit a growing family, those working from home or buyers requiring space for guests. Externally, the property is approached via a large driveway providing excellent off-road parking, with an integral garage positioned to the side. The rear garden is a particular feature of the property and has been thoughtfully landscaped to create a private and colourful outdoor space. There is an extensive decked entertaining area beneath a covered pergola, ideal for outdoor dining and relaxing, which leads onto a central lawn surrounded by established borders, mature planting and a variety of trees and shrubs. There are also raised beds together with winding paths and attractive landscaped features creating a wonderful garden to enjoy throughout the year. This is a highly individual home offering far more accommodation and flexibility than may initially be apparent, combining generous living space, character features, an exceptional kitchen and beautiful gardens in a sought-after location between Stockton Heath and Lymm. An internal viewing is essential to fully appreciate both the quality and versatility of the accommodation on offer. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/92588934/2322003) - ![Photo](/listings/photos/92588934/2322004) - ![Photo](/listings/photos/92588934/2322005) - ![Photo](/listings/photos/92588934/2322006) - ![Photo](/listings/photos/92588934/2322007) - ![Photo](/listings/photos/92588934/2322008) - ![Photo](/listings/photos/92588934/2322009) - ![Photo](/listings/photos/92588934/2322010) - ![Photo](/listings/photos/92588934/2322011) - ![Photo](/listings/photos/92588934/2322012) - ![Photo](/listings/photos/92588934/2322013) - ![Photo](/listings/photos/92588934/2322014) - ![Photo](/listings/photos/92588934/2322015) - ![Photo](/listings/photos/92588934/2322016) - ![Photo](/listings/photos/92588934/2322017) - ![Photo](/listings/photos/92588934/2322018) - ![Photo](/listings/photos/92588934/2322019) - ![Photo](/listings/photos/92588934/2322020) - ![Photo](/listings/photos/92588934/2322021) - ![Photo](/listings/photos/92588934/2322022) - ![Photo](/listings/photos/92588934/2322023) - ![Photo](/listings/photos/92588934/2322024) - ![Photo](/listings/photos/92588934/2322025) - ![Photo](/listings/photos/92588934/2322026) ## Floorplans - ![All](/listings/photos/92588934/2322027) - All ## EPC Graphs - ![EPC 1](/listings/photos/92588934/2363856) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16739832 - **Address:** 16 Knutsford Road, Grappenhall, WA4 2LF - **Certificate Issued:** 30/03/2025 - **Work Completed:** 12/03/2025 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 2LF | £500,000 | 24/06/2021 | Semi-detached | | 16 KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 2LF | £249,950 | 02/03/2005 | Semi-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 | |---------|-------|------|------| | 51 MAYFIELD ROAD, GRAPPENHALL, WARRINGTON, WA4 2NP | £275,000 | 09/04/2026 | Semi-detached | | 34 KILDONAN ROAD, GRAPPENHALL, WARRINGTON, WA4 2LJ | £315,728 | 19/12/2025 | Semi-detached | | 357 THELWALL NEW ROAD, GRAPPENHALL, WARRINGTON, WA4 2LS | £310,000 | 20/11/2025 | Semi-detached | | 6 VICTORIA ROAD, GRAPPENHALL, WARRINGTON, WA4 2EN | £770,300 | 09/09/2025 | Semi-detached | | 59 VICTORIA AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PD | £280,000 | 14/08/2025 | Semi-detached | | 7 MARTHAM CLOSE, GRAPPENHALL, WARRINGTON, WA4 2LU | £330,000 | 09/07/2025 | Semi-detached | | 47 KILDONAN ROAD, GRAPPENHALL, WARRINGTON, WA4 2LJ | £518,000 | 17/04/2025 | Semi-detached | | 20 VICTORIA AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PD | £422,500 | 28/02/2025 | Semi-detached | | 42 KILDONAN ROAD, GRAPPENHALL, WARRINGTON, WA4 2LJ | £380,000 | 01/12/2023 | Semi-detached | | 28 HUNTS LANE, STOCKTON HEATH, WARRINGTON, WA4 2DT | £575,000 | 17/11/2023 | Semi-detached | | 1 SHIRLEY DRIVE, GRAPPENHALL, WARRINGTON, WA4 2PA | £384,000 | 04/10/2023 | Semi-detached | | 1 SHIRLEY DRIVE, GRAPPENHALL, WARRINGTON, WA4 2PA | £384,000 | 04/10/2023 | Semi-detached | | 22 MARTHAM CLOSE, GRAPPENHALL, WARRINGTON, WA4 2LU | £266,000 | 22/08/2023 | Semi-detached | | 42 MIDDLEHURST ROAD, GRAPPENHALL, WARRINGTON, WA4 2LG | £510,000 | 16/12/2022 | Semi-detached | | 22 KILDONAN ROAD, GRAPPENHALL, WARRINGTON, WA4 2LJ | £365,000 | 15/12/2022 | Semi-detached | | 33 KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 2NR | £315,000 | 11/11/2022 | Semi-detached | | 4 HUNTS LANE, STOCKTON HEATH, WARRINGTON, WA4 2DT | £407,000 | 21/10/2022 | Semi-detached | | 27 MIDDLEHURST ROAD, GRAPPENHALL, WARRINGTON, WA4 2LG | £380,000 | 14/10/2022 | Semi-detached | | 15 CAWTHORNE AVENUE, GRAPPENHALL, WARRINGTON, WA4 2LP | £320,000 | 26/09/2022 | Semi-detached | | 35 MIDDLEHURST ROAD, GRAPPENHALL, WARRINGTON, WA4 2LG | £467,750 | 26/09/2022 | Semi-detached | **Area average:** £398,764 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £367,802 (83 Semi-detached, WA4, 2024–2026) - **Deviation:** +69.9% ## 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 ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £112,375 - **Target investor price (1%):** £89,900 *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.* ## Price per Square Metre - **£/m²:** £3,307/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8.1% - **10y growth:** 46.3% ## House Price Index (HM Land Registry) *Official index for Warrington; Semi-detached series; as of July 2026.* - **1y growth (index):** 6.1% - **5y growth (index):** 27.8% - **10y growth (index):** 60.2% ## 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)