# 6 bedroom detached house for sale (WA13 9RX) ## Property Details | Key | Value | |-----|-------| | Address | 8 BIRCHBROOK ROAD, LYMM, HEATLEY, WARRINGTON WA13 9RX | | Price | £1,250,000 | | Bathrooms | 3 | | Council tax | G | | Floor area | 268 m² | | Last sold | £150,000 Jul 1997 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 24/06/2035 - **Current heating cost:** £1,681/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000) ## Description ** UNEXPECTEDLY BACK ON THE MARKET** UNBELIEVABLE 1.25 APPROX ACRE PLOT WITH LARGE SIX BEDROOM DETACHED HOUSE AND DOUBLE GARAGE. Built nearly thirty years ago, this impressive detached home comprises a hallway, through lounge, wc/cloaks, study/playroom and large games room. There is a modern kitchen with granite work surfaces and island, diving area and open to a conservatory. There is also a useful utility room. Upstairs there is a master bedroom with ensuite, five further double bedrooms and a family bathroom. Externally the property is approached over a very long driveway leading around the house to the detached double garage. The grounds extend o approximately 1.25 acres and backs onto the Trans Pennine Trail. ## Property Photos - ![DSC_0790.jpg](/listings/photos/171838466/64863) - DSC_0790.jpg - ![DSC_0556.jpg](/listings/photos/171838466/64866) - DSC_0556.jpg - ![DSC_0583.jpg](/listings/photos/171838466/64868) - DSC_0583.jpg - ![DSC_0542.jpg](/listings/photos/171838466/64871) - DSC_0542.jpg - ![DSC_0546.jpg](/listings/photos/171838466/64873) - DSC_0546.jpg - ![DSC_0576.jpg](/listings/photos/171838466/64875) - DSC_0576.jpg - ![DSC_0560.jpg](/listings/photos/171838466/64877) - DSC_0560.jpg - ![DSC_0655.jpg](/listings/photos/171838466/64879) - DSC_0655.jpg - ![DSC_0744.jpg](/listings/photos/171838466/64881) - DSC_0744.jpg - ![DSC_0722.jpg](/listings/photos/171838466/64883) - DSC_0722.jpg - ![DSC_0703.jpg](/listings/photos/171838466/64885) - DSC_0703.jpg - ![DSC_0668.jpg](/listings/photos/171838466/64887) - DSC_0668.jpg - ![DSC_0693.jpg](/listings/photos/171838466/64890) - DSC_0693.jpg - ![DSC_0780.jpg](/listings/photos/171838466/64893) - DSC_0780.jpg - ![DSC_0688.jpg](/listings/photos/171838466/64896) - DSC_0688.jpg - ![DSC_0676.jpg](/listings/photos/171838466/64898) - DSC_0676.jpg - ![DSC_0708.jpg](/listings/photos/171838466/64900) - DSC_0708.jpg - ![DSC_0586.jpg](/listings/photos/171838466/64903) - DSC_0586.jpg - ![DJI_20250626152023_0166_D.jpg](/listings/photos/171838466/64907) - DJI_20250626152023_0166_D.jpg - ![DJI_20250626151915_0163_D.jpg](/listings/photos/171838466/64911) - DJI_20250626151915_0163_D.jpg - ![_DSC5621.jpg](/listings/photos/171838466/64913) - _DSC5621.jpg - ![_DSC5602.jpg](/listings/photos/171838466/64917) - _DSC5602.jpg - ![DSC_0591.jpg](/listings/photos/171838466/64922) - DSC_0591.jpg - ![DSC_0566.jpg](/listings/photos/171838466/64924) - DSC_0566.jpg - ![DSC_0551.jpg](/listings/photos/171838466/64928) - DSC_0551.jpg - ![DJI_20250626151946_0164_D.jpg](/listings/photos/171838466/64932) - DJI_20250626151946_0164_D.jpg - ![DJI_20250626152112_0168_D.jpg](/listings/photos/171838466/64936) - DJI_20250626152112_0168_D.jpg - ![DSC_0772.jpg](/listings/photos/171838466/64938) - DSC_0772.jpg - ![_DSC5603.jpg](/listings/photos/171838466/64942) - _DSC5603.jpg - ![_DSC5604.jpg](/listings/photos/171838466/64945) - _DSC5604.jpg - ![_DSC5606.jpg](/listings/photos/171838466/64949) - _DSC5606.jpg - ![DSC_0682.jpg](/listings/photos/171838466/64953) - DSC_0682.jpg - ![_DSC5619.jpg](/listings/photos/171838466/64956) - _DSC5619.jpg - ![DSC_0671.jpg](/listings/photos/171838466/64959) - DSC_0671.jpg - ![DSC_0571.jpg](/listings/photos/171838466/64963) - DSC_0571.jpg - ![_DSC5635.jpg](/listings/photos/171838466/64968) - _DSC5635.jpg - ![DJI_20250626152439_0174_D.jpg](/listings/photos/171838466/64971) - DJI_20250626152439_0174_D.jpg - ![DJI_20250626152535_0176_D.jpg](/listings/photos/171838466/64973) - DJI_20250626152535_0176_D.jpg - ![DSC_0719.jpg](/listings/photos/171838466/64976) - DSC_0719.jpg - ![DSC_0739.jpg](/listings/photos/171838466/64979) - DSC_0739.jpg - ![DSC_0729.jpg](/listings/photos/171838466/64982) - DSC_0729.jpg - ![_DSC5623.jpg](/listings/photos/171838466/64984) - _DSC5623.jpg - ![_DSC5630.jpg](/listings/photos/171838466/64987) - _DSC5630.jpg - ![_DSC5642.jpg](/listings/photos/171838466/64989) - _DSC5642.jpg - ![_DSC5644.jpg](/listings/photos/171838466/64991) - _DSC5644.jpg - ![_DSC5649.jpg](/listings/photos/171838466/64993) - _DSC5649.jpg - ![_DSC5651.jpg](/listings/photos/171838466/64995) - _DSC5651.jpg - ![_DSC5652.jpg](/listings/photos/171838466/64997) - _DSC5652.jpg - ![_DSC5653.jpg](/listings/photos/171838466/64999) - _DSC5653.jpg - ![DSC_0596.jpg](/listings/photos/171838466/65001) - DSC_0596.jpg - ![DSC_0622.jpg](/listings/photos/171838466/65003) - DSC_0622.jpg - ![DSC_0649.jpg](/listings/photos/171838466/65005) - DSC_0649.jpg - ![DSC_0754.jpg](/listings/photos/171838466/65007) - DSC_0754.jpg - ![DSC_0761.jpg](/listings/photos/171838466/65009) - DSC_0761.jpg - ![DSC_0763.jpg](/listings/photos/171838466/65011) - DSC_0763.jpg - ![DSC_0766.jpg](/listings/photos/171838466/65013) - DSC_0766.jpg - ![DSC_0770.jpg](/listings/photos/171838466/65014) - DSC_0770.jpg - ![DSC_0778.jpg](/listings/photos/171838466/65016) - DSC_0778.jpg - ![DSC_0625.jpg](/listings/photos/171838466/65020) - DSC_0625.jpg - ![DSC_0652.jpg](/listings/photos/171838466/65022) - DSC_0652.jpg - ![DSC_0764.jpg](/listings/photos/171838466/65023) - DSC_0764.jpg - ![DSC_0805.jpg](/listings/photos/171838466/65025) - DSC_0805.jpg - ![DSC_0811.jpg](/listings/photos/171838466/65027) - DSC_0811.jpg ## Floorplans - ![Birchbrook lodge, birchbrook lane , lymm copy (1).](/listings/photos/171838466/65029) - Birchbrook lodge, birchbrook lane , lymm copy (1). ## EPC Graphs - ![EE Rating](/listings/photos/171838466/65030) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 BIRCHBROOK ROAD, HEATLEY, LYMM, WARRINGTON, WA13 9RX | £150,000 | 30/07/1997 | 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 | |---------|-------|------|------| | 3 ELDERFIELD GARDENS, LYMM, WARRINGTON, WA13 9DD | £675,000 | 08/01/2026 | Detached | | 22 MOORE GROVE, LYMM, WARRINGTON, WA13 9RT | £421,622 | 14/10/2025 | Detached | | 4 ELDERFIELD GARDENS, LYMM, WARRINGTON, WA13 9DD | £627,500 | 20/03/2023 | Detached | | 23 RUSHES MEADOW, LYMM, WARRINGTON, WA13 9RJ | £780,000 | 01/06/2022 | Detached | | 15 MILLINGTON GARDENS, LYMM, WARRINGTON, WA13 9UJ | £527,500 | 06/05/2022 | Detached | | 16 SPRINGBANK GARDENS, LYMM, WARRINGTON, WA13 9GR | £325,000 | 21/12/2021 | Detached | | 24 CHAISE MEADOW, LYMM, WARRINGTON, WA13 9UP | £485,000 | 15/09/2021 | Detached | **Area average:** £548,803 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £676,312 (16 Detached, WA13, 2024–2026) - **Deviation:** +84.8% ## 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).* ## 1% Rule - **Rent ratio:** 0.07% (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.* ## Price per Square Metre - **£/m²:** £4,664/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23.4% - **10y growth:** 172% ## 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)