For sale Detached

33 LYONS LANE

APPLETON, WARRINGTON WA4 5JH

5 beds 2 baths 2,002 sq ft Listed 9 Apr 2026 (-65d)

£850,000

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Property details

Tenure

FREEHOLD

Floor area

186 m²

Council tax band

F

EPC rating

D

Year built

England and Wales: 1950-1966

Price per m²

£4,570/m²

Local average

£603,790 (+40.8%)

Deprivation

Decile 10 (32,727 of 33,755)

Street crime

41 incidents within 1 mile (Apr 2026)

Key features

  • ESTABLISHED APPLETON LOCATION
  • EXTENSIVE GARDENS
  • CURRENTLY A FIVE BEDROOM DETACHED HOME
  • FANTASTIC FUTURE PONTENTIAL

Additional details

Parking
Yes
Garden
Private garden
Restrictions
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

Situated on one of the finest roads in Appleton is this detached property built circa 1950’s. The property sits on a large mature plot which offers the potential to alter the current property or even go one step further and rebuild the property. To the front is a well-established frontage with gated access and an abundance of privacy. Internally there is an entrance hallway, lounge, study area, kitchen with large breakfast room, utility room, sitting/dining room, and ground floor WC. On the first floor, there are five bedrooms to decide over that ample space for any size of family, a three-piece family bathroom and storage cupboards finish the first floor off.
Externally the property sits on a generous plot with mature frontage with a degree of privacy, a driveway to provide parking for several vehicles, double attached garage with power and lighting. To the rear is a well-established lawned garden with outbuildings and a mixture of trees, bushes, and plants.
Given the location of the property on the sought-after road, it may be who ever buyers the property does consider remodeling the property or even look at the new build options. (subject to all necessary approvals)

Listed by

Stockton Heath

Ashtons Estate Agency

Reference: 174220379

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 04/06/2025

Expiry date: 03/06/2035

Current heating cost: £1,998/year

Potential heating cost: £1,307/year

Est. upgrade cost to C: £15,400

Recommendations

  • Cavity wall insulation (£500 - £1,500)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

All

Price history

Event Date Price % change
Listed for sale — £850,000 —

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
24 PANGBOURNE CLOSE, APPLETON, WARRINGTON, WA4 5HJ £647,500 01/09/2025 Detached
27 PANGBOURNE CLOSE, APPLETON, WARRINGTON, WA4 5HJ £600,000 13/06/2025 Detached
Same street THE HAVEN, 29 LYONS LANE, APPLETON, WARRINGTON, WA4 5JH £1,000,000 10/01/2025 Detached
18 CHESSINGTON CLOSE, APPLETON, WARRINGTON, WA4 5HG £515,000 15/12/2023 Detached
19 GOLDSPUR CLOSE, APPLETON, WARRINGTON, WA4 5RT £562,875 29/09/2023 Detached
11 GOLDSPUR CLOSE, APPLETON, WARRINGTON, WA4 5RT £510,000 29/09/2023 Detached
15 GOLDSPUR CLOSE, APPLETON, WARRINGTON, WA4 5RT £555,750 28/09/2023 Detached
9 GOLDSPUR CLOSE, APPLETON, WARRINGTON, WA4 5RT £560,500 19/09/2023 Detached
48 SHEPPERTON CLOSE, APPLETON, WARRINGTON, WA4 5JZ £560,000 05/05/2023 Detached
9 CHESSINGTON CLOSE, APPLETON, WARRINGTON, WA4 5HG £690,000 17/04/2023 Detached
OAK TREE HOUSE LYONS LANE, APPLETON, WARRINGTON, WA4 5NA £1,450,000 31/03/2023 Detached
21 SHEPPERTON CLOSE, APPLETON, WARRINGTON, WA4 5JZ £450,000 24/11/2022 Detached
1 CAVERSHAM CLOSE, APPLETON, WARRINGTON, WA4 5JX £905,000 11/11/2022 Detached
21 SHEPPERTON CLOSE, APPLETON, WARRINGTON, WA4 5JZ £463,333 04/11/2022 Detached
4 HARROW CLOSE, APPLETON, WARRINGTON, WA4 5LX £710,000 21/10/2022 Detached
11 CHESSINGTON CLOSE, APPLETON, WARRINGTON, WA4 5HG £520,000 21/10/2022 Detached
10 HENLEY CLOSE, APPLETON, WARRINGTON, WA4 5LY £648,000 07/10/2022 Detached
8 LYONS LANE, APPLETON, WARRINGTON, WA4 5JG £900,000 05/09/2022 Detached
34 CHALFONT CLOSE, APPLETON, WARRINGTON, WA4 5JT £625,000 30/08/2022 Detached
4 CHALFONT CLOSE, APPLETON, WARRINGTON, WA4 5JT £630,000 25/08/2022 Detached
3 WOODCROFT GARDENS, APPLETON, WARRINGTON, WA4 5RS £804,000 15/07/2022 Detached

Street average: £1,000,000 (1 sale)

Area average: £665,348 (20 sales)

Capital growth trend

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

5y growth 26.4%
10y growth 58.7%

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

1y (index) 2.6%
5y (index) 24.2%
10y (index) 59%

Rental Range

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

Low £794/mo
Realistic £882/mo
Optimistic £970/mo

Based on Local Authority from postcode lookup → Warrington.

LHA (30th percentile) floor for North Cheshire: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA4 5JH

Address

33 Lyons Lane

Nearby

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

Type Name Distance
Bus stop Weybridge Close 0.1 miles
Shop Appleton Beauty Lodge 0.5 miles
Shop Aspect 0.5 miles
Train station Warrington Bank Quay 2.3 miles
Train station Warrington Central 2.5 miles
University University of Chester - Warrington Campus 4.0 miles
Hospital St Helens Hospital 8.3 miles
Hospital Altrincham Health and Wellbeing Centre 9.1 miles

Street-level crime

Category Count
Violence and sexual offences 13
Public order 7
Criminal damage and arson 6
Vehicle crime 6
Anti-social behaviour 5
Burglary 1
Drugs 1
Other theft 1
Shoplifting 1
Total incidents 41

Within 1 mile during Apr 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
Broomfields Junior School Primary 0.2 miles Good — 26 Jun 2024
Bridgewater High School Secondary 0.3 miles Good — 21 Nov 2022
St Monica's Catholic Primary School Primary 0.4 miles Good — 12 Sep 2012
The Cobbs Infant and Nursery School Primary 0.5 miles Good — 19 Jul 2012
Grappenhall Heys Community Primary School Primary 0.6 miles Outstanding — 18 Jun 2015

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%
Max investor price (0.8%) £110,250
Target investor price (1%) £88,200
  • 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).