# 5 bedroom detached house for sale (WA4 2AR) ## Property Details | Key | Value | |-----|-------| | Address | 99 GRAPPENHALL ROAD, WARRINGTON, STOCKTON HEATH, WARRINGTON WA4 2AR | | Price | £1,250,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Council tax | G | | Floor area | 178 m² | | Last sold | £490,000 Mar 2012 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 16/11/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,898/year - **Est. upgrade cost to C:** £8,940 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - E (£40) - G (£350 - £450) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8915-6329-6189-9023-8992) ## Description **An Exceptional Five-Bedroom Detached Family Home in One of Stockton Heath's Most Desirable Locations** Occupying a prime position on the highly sought-after **Grappenhall Road** in **Stockton Heath**, this outstanding five-bedroom detached residence combines generous family accommodation with exceptional outdoor entertaining spaces and a beautifully private rear garden. Just a five-minute walk from the heart of Stockton Heath village, the property also benefits from an extensive driveway, detached double garage, walk-in cloakroom (WIC), fully insulated garden office and versatile living spaces designed for modern family life. Beautifully presented throughout, the heart of the home is the stunning open-plan kitchen and dining room, finished with quality fittings and offering an ideal space for both everyday family life and entertaining. Two sets of bi-fold doors open directly onto the rear garden, seamlessly connecting the indoor and outdoor living spaces. A separate utility room and downstairs toilet provides additional storage and practicality, while the spacious dual-aspect lounge offers a bright and welcoming setting for relaxation. A dedicated home office and a walk-in cloakroom (WIC) complete the ground floor, providing excellent flexibility for modern family living and remote working. Upstairs, the property offers five generously proportioned bedrooms, including a superb principal suite. Three of the bedrooms benefit from their own en-suite shower rooms, whilst a stylish family bathroom serves the remaining accommodation, creating an ideal layout for growing families. The rear garden is a true highlight, offering a private outdoor retreat perfectly suited to both relaxing and entertaining. A purpose-built BBQ and entertaining lodge provides the ideal setting for hosting family gatherings and celebrations, while the fully insulated and heated garden office offers an excellent year-round workspace, studio or hobby room. Situated on one of Stockton Heath's most prestigious roads, the property is perfectly placed for highly regarded schools, an excellent selection of restaurants, cafés and boutique shops within the village, picturesque canal-side walks, and superb transport links providing easy access to Manchester, Liverpool and Chester. Combining generous accommodation, exceptional outdoor living spaces and an enviable location just moments from Stockton Heath village, this outstanding family home presents a rare opportunity to acquire a substantial detached residence in one of the area's most sought-after settings. Early viewing is highly recommended. ## Property Photos - ![Grappenhall drone-7.jpg](/listings/photos/91749924/1827399) - Grappenhall drone-7.jpg - ![99 Grappenhall Road-26.jpg](/listings/photos/91749924/1827401) - 99 Grappenhall Road-26.jpg - ![99 Grappenhall Road-64.jpg](/listings/photos/91749924/1827405) - 99 Grappenhall Road-64.jpg - ![99 Grappenhall Road-1.jpg](/listings/photos/91749924/1827407) - 99 Grappenhall Road-1.jpg - ![99 Grappenhall Road-31.jpg](/listings/photos/91749924/1827409) - 99 Grappenhall Road-31.jpg - ![99 Grappenhall Road-56.jpg](/listings/photos/91749924/1827410) - 99 Grappenhall Road-56.jpg - ![99 Grappenhall Road-57.jpg](/listings/photos/91749924/1827411) - 99 Grappenhall Road-57.jpg - ![99 Grappenhall Road-60.jpg](/listings/photos/91749924/1827412) - 99 Grappenhall Road-60.jpg - ![99 Grappenhall Road-46.jpg](/listings/photos/91749924/1827413) - 99 Grappenhall Road-46.jpg - ![99 Grappenhall Road-32.jpg](/listings/photos/91749924/1827414) - 99 Grappenhall Road-32.jpg - ![99 Grappenhall Road-54.jpg](/listings/photos/91749924/1827415) - 99 Grappenhall Road-54.jpg - ![99 Grappenhall Road-62.jpg](/listings/photos/91749924/1827416) - 99 Grappenhall Road-62.jpg - ![99 Grappenhall Road-50.jpg](/listings/photos/91749924/1827417) - 99 Grappenhall Road-50.jpg - ![99 Grappenhall Road-63.jpg](/listings/photos/91749924/1827418) - 99 Grappenhall Road-63.jpg - ![99 Grappenhall Road-59.jpg](/listings/photos/91749924/1827419) - 99 Grappenhall Road-59.jpg - ![99 Grappenhall Road-34.jpg](/listings/photos/91749924/1827420) - 99 Grappenhall Road-34.jpg - ![99 Grappenhall Road-35.jpg](/listings/photos/91749924/1827421) - 99 Grappenhall Road-35.jpg - ![99 Grappenhall Road-36.jpg](/listings/photos/91749924/1827422) - 99 Grappenhall Road-36.jpg - ![99 Grappenhall Road-61.jpg](/listings/photos/91749924/1827423) - 99 Grappenhall Road-61.jpg - ![99 Grappenhall Road-51.jpg](/listings/photos/91749924/1827424) - 99 Grappenhall Road-51.jpg - ![99 Grappenhall Road-66.jpg](/listings/photos/91749924/1827426) - 99 Grappenhall Road-66.jpg - ![99 Grappenhall Road-67.jpg](/listings/photos/91749924/1827428) - 99 Grappenhall Road-67.jpg - ![99 Grappenhall Road-52.jpg](/listings/photos/91749924/1827430) - 99 Grappenhall Road-52.jpg - ![99 Grappenhall Road-68.jpg](/listings/photos/91749924/1827432) - 99 Grappenhall Road-68.jpg - ![99 Grappenhall Road-75.jpg](/listings/photos/91749924/1827435) - 99 Grappenhall Road-75.jpg - ![99 Grappenhall Road-70.jpg](/listings/photos/91749924/1827437) - 99 Grappenhall Road-70.jpg - ![99 Grappenhall Road-73.jpg](/listings/photos/91749924/1827440) - 99 Grappenhall Road-73.jpg - ![99 Grappenhall Road-53.jpg](/listings/photos/91749924/1827443) - 99 Grappenhall Road-53.jpg - ![99 Grappenhall Road-74.jpg](/listings/photos/91749924/1827447) - 99 Grappenhall Road-74.jpg - ![99 Grappenhall Road-19.jpg](/listings/photos/91749924/1827451) - 99 Grappenhall Road-19.jpg - ![99 Grappenhall Road-69.jpg](/listings/photos/91749924/1827454) - 99 Grappenhall Road-69.jpg - ![99 Grappenhall Road-71.jpg](/listings/photos/91749924/1827458) - 99 Grappenhall Road-71.jpg - ![99 Grappenhall Road-72.jpg](/listings/photos/91749924/1827462) - 99 Grappenhall Road-72.jpg - ![99 Grappenhall Road-65.jpg](/listings/photos/91749924/1827465) - 99 Grappenhall Road-65.jpg - ![99 Grappenhall Road-37.jpg](/listings/photos/91749924/1827467) - 99 Grappenhall Road-37.jpg - ![99. 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Grappenhall Road upastairs-10.jpg - ![99 Grappenhall Road-40.jpg](/listings/photos/91749924/1827556) - 99 Grappenhall Road-40.jpg - ![Grappenhall drone-2.jpg](/listings/photos/91749924/1827559) - Grappenhall drone-2.jpg - ![99 Grappenhall Road-7.jpg](/listings/photos/91749924/1827562) - 99 Grappenhall Road-7.jpg - ![99 Grappenhall Road-5.jpg](/listings/photos/91749924/1827565) - 99 Grappenhall Road-5.jpg - ![99 Grappenhall Road-6.jpg](/listings/photos/91749924/1827568) - 99 Grappenhall Road-6.jpg - ![99 Grappenhall Road-2.jpg](/listings/photos/91749924/1827571) - 99 Grappenhall Road-2.jpg - ![99 Grappenhall Road-18.jpg](/listings/photos/91749924/1827574) - 99 Grappenhall Road-18.jpg - ![99 Grappenhall Road-55.jpg](/listings/photos/91749924/1827577) - 99 Grappenhall Road-55.jpg - ![99 Grappenhall Road-20.jpg](/listings/photos/91749924/1827580) - 99 Grappenhall Road-20.jpg - ![99 Grappenhall Road-9.jpg](/listings/photos/91749924/1827583) - 99 Grappenhall Road-9.jpg - ![99 Grappenhall Road-21.jpg](/listings/photos/91749924/1827586) - 99 Grappenhall Road-21.jpg - ![99 Grappenhall Road-17.jpg](/listings/photos/91749924/1827590) - 99 Grappenhall Road-17.jpg - ![99 Grappenhall Road-10.jpg](/listings/photos/91749924/1827593) - 99 Grappenhall Road-10.jpg - ![99 Grappenhall Road-11.jpg](/listings/photos/91749924/1827595) - 99 Grappenhall Road-11.jpg - ![99 Grappenhall Road-13.jpg](/listings/photos/91749924/1827598) - 99 Grappenhall Road-13.jpg - ![99 Grappenhall Road-14.jpg](/listings/photos/91749924/1827600) - 99 Grappenhall Road-14.jpg - ![99 Grappenhall Road-15.jpg](/listings/photos/91749924/1827602) - 99 Grappenhall Road-15.jpg - ![99 Grappenhall Road-29.jpg](/listings/photos/91749924/1827604) - 99 Grappenhall Road-29.jpg - ![Grappenhall drone-5.jpg](/listings/photos/91749924/1827606) - Grappenhall drone-5.jpg - ![Grappenhall drone-4.jpg](/listings/photos/91749924/1827608) - Grappenhall drone-4.jpg - ![99 Grappenhall Road-23.jpg](/listings/photos/91749924/1827611) - 99 Grappenhall Road-23.jpg - ![99 Grappenhall Road-25.jpg](/listings/photos/91749924/1827613) - 99 Grappenhall Road-25.jpg - ![99 Grappenhall Road-27.jpg](/listings/photos/91749924/1827614) - 99 Grappenhall Road-27.jpg - ![Grappenhall drone-9.jpg](/listings/photos/91749924/1827617) - Grappenhall drone-9.jpg - ![Grappenhall drone-6.jpg](/listings/photos/91749924/1827618) - Grappenhall drone-6.jpg ## Floorplans - ![99 Grappenhall Road.jpg](/listings/photos/91749924/1827619) - 99 Grappenhall Road.jpg ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #4195164 - **Address:** 99 Grappenhall Road, Stockton Heath, WA4 2AR - **Certificate Issued:** 07/11/2006 - **Work Completed:** 09/10/2006 - **Items:** 23 window(s), 1 door(s) ### FENSA Certificate #17330641 - **Address:** 99 Grappenhall Road, Stockton Heath, WA4 2AR - **Certificate Issued:** 14/06/2026 - **Work Completed:** 04/06/2026 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 99 GRAPPENHALL ROAD, STOCKTON HEATH, WARRINGTON, WA4 2AR | £490,000 | 22/03/2012 | Detached | | 99 GRAPPENHALL ROAD, STOCKTON HEATH, WARRINGTON, WA4 2AR | £456,000 | 03/11/2006 | Detached | | 99 GRAPPENHALL ROAD, STOCKTON HEATH, WARRINGTON, WA4 2AR | £360,000 | 27/05/2005 | 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 | |---------|-------|------|------| | 1 THE ORCHARDS, STOCKTON HEATH, WARRINGTON, WA4 2GZ | £582,000 | 23/11/2023 | Detached | | [Same street] 41 GRAPPENHALL ROAD, STOCKTON HEATH, WARRINGTON, WA4 2AR | £495,000 | 09/10/2023 | Semi-detached | | 109 GRAPPENHALL ROAD, STOCKTON HEATH, WARRINGTON, WA4 2AU | £540,000 | 21/11/2022 | Detached | | 6 MILL HOUSE AVENUE, STOCKTON HEATH, WARRINGTON, WA4 2XF | £650,000 | 04/11/2022 | Detached | **Street average:** £495,000 (1 sale) **Area average:** £590,667 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £603,247 (67 Detached, WA4, 2024–2026) - **Deviation:** +107.2% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £801/mo - **Realistic:** £890/mo - **Optimistic:** £979/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:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £111,250 - **Target investor price (1%):** £89,000 *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:** £7,022/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 32% - **10y growth:** 35.7% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of May 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 24.7% - **10y growth (index):** 55.8% ## 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)