For sale Detached

Edgewater Place

Edgewater Park, Warrington, Cheshire, WA4 1GE

4 beds 2 baths Listed 23 Oct 2026 (-12d)

£400,000

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# 4 bedroom detached house for sale (WA4 1GE)

## Property Details

| Key | Value |
|-----|-------|
| Address | Edgewater Place, Edgewater Park, Warrington, Cheshire, WA4 1GE |
| Price | £400,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £232,750 |

## Description

A modern, well presented four bedroom detached family home occupying a favourable position within the popular Edgewater Park development.

'The Appleton' by Morris Homes provides well planned accommodation, briefly including; entrance hall, home office / playroom, lounge with bay window, an impressive open plan kitchen / dining room with integrated appliances, separate utility room, cloaks / WC, first floor landing, master bedroom with feature vaulted ceiling & fitted wardrobes, ensuite, three further bedrooms and family bathroom.  Outside there is driveway parking for two cars at the front and a good size, fully enclosed garden at the rear.

Early Viewing Advised.

**Viewing**

By prior appointment through our Stockton Heath office on 01925-398343.

**Note**

All measurements are approximate. No appliances or central heating systems referred to within these particulars have been tested and therefore their working order cannot be verified. Floor plans are for guide purposes only and all dimensions are approximate.

**Agents Notes**

Tenure: Leasehold

Lease Term: 999 years from 1 January 2008

Annual Ground Rent: TBC

Local Authority: Warrington Borough Council

Council Tax Band: D

EPC Rating: TBC

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/94669011/2675356) - Floorplan 1

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 141 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GB | £435,000 | 09/01/2026 | Detached |
| [Same street] 1 EDGEWATER PLACE, WARRINGTON, WA4 1GE | £290,000 | 13/11/2025 | Terraced |
| 103 POWDER MILL ROAD, WARRINGTON, WA4 1GB | £350,000 | 31/03/2025 | Detached |
| 31 POYNTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2NG | £400,000 | 10/11/2023 | Detached |
| 1A HAMILTON CLOSE, WARRINGTON, WA4 1GP | £307,500 | 29/09/2023 | Detached |
| 10 HAMILTON CLOSE, WARRINGTON, WA4 1GP | £310,000 | 19/07/2023 | Detached |
| [Same street] 33 EDGEWATER PLACE, WARRINGTON, WA4 1GE | £260,000 | 20/04/2023 | Semi-detached |
| 10 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD | £275,000 | 02/12/2022 | Detached |
| 11 HAMILTON CLOSE, WARRINGTON, WA4 1GP | £302,500 | 25/11/2022 | Detached |
| 58 EDGEWATER PLACE, WARRINGTON, WA4 1GF | £395,000 | 18/11/2022 | Detached |
| 54 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD | £355,000 | 10/11/2022 | Detached |
| 76 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD | £355,000 | 06/10/2022 | Detached |
| 87 POWDER MILL ROAD, WARRINGTON, WA4 1GB | £290,000 | 11/08/2022 | Detached |
| 366 THELWALL LANE, WARRINGTON, WA4 1NJ | £276,000 | 08/07/2022 | Detached |
| 56 EDGEWATER PLACE, WARRINGTON, WA4 1GF | £340,000 | 08/04/2022 | Detached |
| 9 WATERFRONT DRIVE, LATCHFORD, WARRINGTON, WA4 1GH | £300,000 | 22/02/2022 | Detached |
| 90B POWDER MILL ROAD, WARRINGTON, WA4 1GD | £325,000 | 17/12/2021 | Detached |
| [Same street] 27 EDGEWATER PLACE, WARRINGTON, WA4 1GE | £219,000 | 26/11/2021 | Semi-detached |
| 100B POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD | £290,000 | 19/11/2021 | Detached |

**Street average:** £256,333 (3 sales)
**Area average:** £331,625 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £616,301 (70 Detached, WA4, 2024–2026)
- **Deviation:** -35.1%

## Rental Range

*ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £813/mo
- **Realistic:** £903/mo
- **Optimistic:** £993/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:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £112,875
- **Target investor price (1%):** £90,300

*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:** 14.8%
- **10y growth:** 46.2%

## House Price Index (HM Land Registry)

*Official index for Warrington; Detached series; as of August 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 24%
- **10y growth (index):** 53%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£232,750

Local average

£616,301 (-35.1%)

Street crime

89 incidents within 1 mile (Aug 2026)

Key features

Modern Detached Family Home
Well Presented Accommodation
Popular Development
Open Plan Kitchen / Dining Room
Utility & Cloaks / WC
Home Office / Playroom
Four Good Size Bedrooms
Ensuite & Family Bathroom
Generous Size Rear Garden
Early Viewing Advised

Additional details

Parking: Driveway
Garden: Private garden
Listed property: No

Description

A modern, well presented four bedroom detached family home occupying a favourable position within the popular Edgewater Park development.
'The Appleton' by Morris Homes provides well planned accommodation, briefly including; entrance hall, home office / playroom, lounge with bay window, an impressive open plan kitchen / dining room with integrated appliances, separate utility room, cloaks / WC, first floor landing, master bedroom with feature vaulted ceiling & fitted wardrobes, ensuite, three further bedrooms and family bathroom. Outside there is driveway parking for two cars at the front and a good size, fully enclosed garden at the rear.
Early Viewing Advised.

Viewing
By prior appointment through our Stockton Heath office on 01925-398343.
Note
All measurements are approximate. No appliances or central heating systems referred to within these particulars have been tested and therefore their working order cannot be verified. Floor plans are for guide purposes only and all dimensions are approximate.

Agents Notes
Tenure: Leasehold
Lease Term: 999 years from 1 January 2008
Annual Ground Rent: TBC
Local Authority: Warrington Borough Council
Council Tax Band: D
EPC Rating: TBC

Listed by

Stockton Heath

Berkeley Shaw Real Estate

Reference: 94669011

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Edgewater Place, WARRINGTON	78	90	82 m²	England and Wales: 2007-2011	Terraced
11 Edgewater Place, WARRINGTON	73	84	124 m²	—	Detached
15 Edgewater Place, WARRINGTON	70	83	98 m²	—	Detached
15 Edgewater Place, WARRINGTON	70	83	98 m²	—	Detached
17 Edgewater Place, WARRINGTON	78	86	149 m²	England and Wales: 2003-2006	Detached
17 Edgewater Place, WARRINGTON	73	83	122 m²	—	Detached
21 Edgewater Place, WARRINGTON	72	84	93 m²	—	Detached
23, Edgewater Place, WARRINGTON	73	83	122 m²	—	Detached
25 Edgewater Place, WARRINGTON	79	83	139 m²	England and Wales: 2012 onwards	Detached
25 Edgewater Place, WARRINGTON	73	84	103 m²	—	Detached
27 Edgewater Place, WARRINGTON	73	86	84 m²	—	Detached
29 Edgewater Place, WARRINGTON	73	86	84 m²	—	Detached
3 Edgewater Place, WARRINGTON	77	91	80 m²	England and Wales: 2012 onwards	Detached
31 Edgewater Place, WARRINGTON	75	89	81 m²	—	Detached
33 Edgewater Place, WARRINGTON	75	89	81 m²	—	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~294 m² (0.07 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Listed for sale	—	£400,000	—

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
141 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GB	£435,000	09/01/2026	Detached
Same street 1 EDGEWATER PLACE, WARRINGTON, WA4 1GE	£290,000	13/11/2025	Terraced
103 POWDER MILL ROAD, WARRINGTON, WA4 1GB	£350,000	31/03/2025	Detached
31 POYNTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2NG	£400,000	10/11/2023	Detached
1A HAMILTON CLOSE, WARRINGTON, WA4 1GP	£307,500	29/09/2023	Detached
10 HAMILTON CLOSE, WARRINGTON, WA4 1GP	£310,000	19/07/2023	Detached
Same street 33 EDGEWATER PLACE, WARRINGTON, WA4 1GE	£260,000	20/04/2023	Semi-detached
10 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD	£275,000	02/12/2022	Detached
11 HAMILTON CLOSE, WARRINGTON, WA4 1GP	£302,500	25/11/2022	Detached
58 EDGEWATER PLACE, WARRINGTON, WA4 1GF	£395,000	18/11/2022	Detached
54 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD	£355,000	10/11/2022	Detached
76 POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD	£355,000	06/10/2022	Detached
87 POWDER MILL ROAD, WARRINGTON, WA4 1GB	£290,000	11/08/2022	Detached
366 THELWALL LANE, WARRINGTON, WA4 1NJ	£276,000	08/07/2022	Detached
56 EDGEWATER PLACE, WARRINGTON, WA4 1GF	£340,000	08/04/2022	Detached
9 WATERFRONT DRIVE, LATCHFORD, WARRINGTON, WA4 1GH	£300,000	22/02/2022	Detached
90B POWDER MILL ROAD, WARRINGTON, WA4 1GD	£325,000	17/12/2021	Detached
Same street 27 EDGEWATER PLACE, WARRINGTON, WA4 1GE	£219,000	26/11/2021	Semi-detached
100B POWDER MILL ROAD, LATCHFORD, WARRINGTON, WA4 1GD	£290,000	19/11/2021	Detached

Street average: £256,333 (3 sales)

Area average: £331,625 (16 sales)

Capital growth trend

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

5y growth 14.8%

10y growth 46.2%

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

1y (index) 2.2%

5y (index) 24%

10y (index) 53%

Rental Range

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

Low £813/mo

Realistic £903/mo

Optimistic £993/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 1GE

Address

Edgewater Place

Nearby

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

Type	Name	Distance
Bus stop	Whitley Avenue	0.2 miles
Bus stop	Latchford Locks	0.2 miles
Shop	Roma's Off Licence	0.4 miles
Shop	Robert's Salon	0.4 miles
Train station	Padgate	1.6 miles
Train station	Warrington Central	1.9 miles
University	University of Chester - Warrington Campus	2.2 miles
Hospital	St Helens Hospital	8.0 miles
Hospital	Altrincham Health and Wellbeing Centre	8.1 miles

Street-level crime

Category	Count
Violence and sexual offences	39
Anti-social behaviour	11
Other theft	9
Criminal damage and arson	8
Drugs	5
Public order	4
Other crime	3
Possession of weapons	3
Vehicle crime	3
Shoplifting	2
Bicycle theft	1
Burglary	1
Total incidents	89

Within 1 mile during Aug 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
Thelwall Infant School	Primary	0.4 miles	Good — 14 May 2023
Bradshaw Primary School	Primary	0.4 miles	Good — 18 Dec 2014
St Augustine's Catholic Primary School	Primary	0.6 miles	Good — 14 Jul 2016
Cardinal Newman Catholic High School	Secondary	0.6 miles	Good — 15 Jan 2023
Alderman Bolton Primary School	Primary	0.7 miles	Good — 7 Dec 2016

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.23%

Max investor price (0.8%) £112,875

Target investor price (1%) £90,300

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).

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