# 6 bedroom detached house for sale (WA13 0TN) ## Property Details | Key | Value | |-----|-------| | Address | Kay Lane, Lymm, WA13 0TN | | Price | £1,595,000 | | Bathrooms | 3 | | Council tax | G | ## Description Set within a peaceful and tranquil rural location Hunter House is just a short distance from Lymm village, this simply beautiful and charming five bedroom detached farmhouse combines countryside charm with modern family living. Approached via a breathtaking sweeping driveway, the property is surrounded by established gardens and enjoys far-reaching views across open fields. **** The accommodation is both generous, versatile and maintained to a extremely high standard. At its heart lies a stunning fully fitted open-plan kitchen and dining room, featuring a traditional Aga, perfect for family gatherings and entertaining. A practical boot room, downstairs WC and two further sitting rooms add to the flexibility of the living space. Spread over three floors, Hunter House offers five good size double bedrooms and four high quality bathrooms. On the first floor, four bedrooms and a luxurious master suite with en-suite shower room. The second floor provides a further double bedroom with its own family bathroom ideal for guests or independent family members. Externally, the property is framed by beautiful natural gardens and enjoys uninterrupted countryside views. Modern comforts include a newly updated garage/ store room, recently updated septic tank and oil fired central heating, ensuring efficiency and practicality in its rural setting. The property also offers fantastic access to local equestrian facilities nearby. Priced at £1,595,000 this property presents a fantastic opportunity to own a one of a kind individual property in one of Lymm's most sought after secluded roads Kay Lane. The property also comes available with the additional option to purchase further grade two high quality land. Please speak to the agent for further details. ## Property Photos - ![ (Main)](/listings/photos/166545176/57708) - (Main) - ![Other](/listings/photos/166545176/57712) - Other - ![Other](/listings/photos/166545176/57722) - Other - ![Other](/listings/photos/166545176/57724) - Other - ![Other](/listings/photos/166545176/57727) - Other - ![Other](/listings/photos/166545176/57730) - Other - ![Other](/listings/photos/166545176/57733) - Other - ![Other](/listings/photos/166545176/57736) - Other - ![Other](/listings/photos/166545176/57739) - Other - ![Other](/listings/photos/166545176/57742) - Other - ![Other](/listings/photos/166545176/57745) - Other - ![Other](/listings/photos/166545176/57748) - Other - ![Other](/listings/photos/166545176/57752) - Other - ![Other](/listings/photos/166545176/57754) - Other - ![Other](/listings/photos/166545176/57758) - Other - ![Other](/listings/photos/166545176/57761) - Other - ![Other](/listings/photos/166545176/57764) - Other - ![Other](/listings/photos/166545176/57767) - Other - ![Other](/listings/photos/166545176/57769) - Other - ![Other](/listings/photos/166545176/57772) - Other - ![Other](/listings/photos/166545176/57774) - Other - ![Other](/listings/photos/166545176/57777) - Other - ![Other](/listings/photos/166545176/57780) - Other - ![Other](/listings/photos/166545176/57787) - Other - ![Other](/listings/photos/166545176/57790) - Other - ![Other](/listings/photos/166545176/57792) - Other - ![Other](/listings/photos/166545176/57795) - Other - ![Other](/listings/photos/166545176/57797) - Other - ![Other](/listings/photos/166545176/57799) - Other - ![Other](/listings/photos/166545176/57801) - Other - ![Other](/listings/photos/166545176/57802) - Other - ![Other](/listings/photos/166545176/57806) - Other - ![Other](/listings/photos/166545176/57808) - Other - ![Other](/listings/photos/166545176/57809) - Other - ![Other](/listings/photos/166545176/57810) - Other - ![Other](/listings/photos/166545176/57812) - Other - ![Other](/listings/photos/166545176/57813) - Other - ![Other](/listings/photos/166545176/57814) - Other - ![Other](/listings/photos/166545176/57815) - Other - ![Other](/listings/photos/166545176/57817) - Other - ![Other](/listings/photos/166545176/57820) - Other - ![Other](/listings/photos/166545176/57827) - Other - ![Other](/listings/photos/166545176/57829) - Other - ![Other](/listings/photos/166545176/57830) - Other - ![Other](/listings/photos/166545176/57832) - Other - ![Other](/listings/photos/166545176/57834) - Other - ![Other](/listings/photos/166545176/57836) - Other - ![Other](/listings/photos/166545176/57838) - Other - ![Other](/listings/photos/166545176/57840) - Other - ![Other](/listings/photos/166545176/57846) - Other - ![Other](/listings/photos/166545176/57847) - Other - ![Other](/listings/photos/166545176/57848) - Other - ![Other](/listings/photos/166545176/57849) - Other - ![Other](/listings/photos/166545176/57850) - Other - ![Other](/listings/photos/166545176/57851) - Other - ![Other](/listings/photos/166545176/57852) - Other - ![Other](/listings/photos/166545176/57853) - Other - ![Other](/listings/photos/166545176/57854) - Other - ![Other](/listings/photos/166545176/57855) - Other - ![Other](/listings/photos/166545176/57856) - Other - ![Other](/listings/photos/166545176/57857) - Other - ![Other](/listings/photos/166545176/57858) - Other - ![Other](/listings/photos/166545176/57859) - Other - ![Other](/listings/photos/166545176/57860) - Other - ![Other](/listings/photos/166545176/57861) - Other - ![Other](/listings/photos/166545176/57862) - Other - ![Other](/listings/photos/166545176/57863) - Other - ![Other](/listings/photos/166545176/57864) - Other - ![Other](/listings/photos/166545176/57867) - Other - ![Other](/listings/photos/166545176/57870) - Other - ![Other](/listings/photos/166545176/57872) - Other - ![Other](/listings/photos/166545176/57874) - Other - ![Other](/listings/photos/166545176/57876) - Other ## Floorplans - ![Other](/listings/photos/166545176/57878) - Other ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] CORNERHOUSE BARN KAY LANE, LYMM, CHESHIRE EAST, WA13 0TN | £1,550,000 | 08/12/2023 | Detached | | [Same street] THE HOLLOW KAY LANE, LYMM, WARRINGTON, WA13 0TN | £540,000 | 18/10/2023 | Detached | | [Same street] CHRISTMAS BARN KAY LANE, LYMM, CHESHIRE EAST, WA13 0TN | £1,500,000 | 14/04/2023 | Detached | | 238 HIGHER LANE, LYMM, WARRINGTON, WA13 0RJ | £1,295,000 | 16/09/2021 | Detached | | [Same street] CORNERHOUSE BARN KAY LANE, LYMM, CHESHIRE EAST, WA13 0TN | £950,000 | 15/07/2021 | Other | **Street average:** £1,135,000 (4 sales) **Area average:** £1,295,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £676,312 (16 Detached, WA13, 2024–2026) - **Deviation:** +135.8% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Flat, White Clover Square, WA13 | £1,245/mo | 2 | 0.71 miles | OpenRent | **Average rent: £1,245/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £155,625 - **Target investor price (1%):** £124,500 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,245/mo).* - **Gross yield:** 0.9% - **Cost-to-rent:** 106.8× - **Monthly cashflow:** £-5,186/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.5% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 19.9% - **10y growth:** 9.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of February 2026.* - **1y growth (index):** 0.7% - **5y growth (index):** 21.5% - **10y growth (index):** 51.1% ## 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)