# 6 bedroom detached house for sale (WA13 0QE) ## Property Details | Key | Value | |-----|-------| | Address | 34 LAKESIDE ROAD, LYMM, LYMM, WARRINGTON WA13 0QE | | Price | £1,895,000 | | Bathrooms | 5 | | Council tax | G | | Construction age | England and Wales: 1950-1966 | | Floor area | 437 m² | | Last sold | £965,000 Jun 2006 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 06/07/2035 - **Current heating cost:** £3,532/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0033-3052-7203-0485-2200) ## Description Nestled perfectly in the prestigious location of Lakeside Road of Lymm, this executive six bedroom detached house epitomizes luxury living at its finest. Boasting a freehold tenure and modern construction, this property has been meticulously extended by its current owners to a high standard over 4,500 sqft, offering an abundance of living space within touching distance of the picturesque Lymm village and the prestigious Lymm dam. Step inside to discover four elegant reception rooms, the standout’ a beautifully fitted bespoke open plan kitchen and dining room, perfect for spending time with loved ones and entertaining guests. The kitchen includes a bank of three integrated Neff Ovens and a coffee machine, a Grohe hot tap, garbage disposal and large hob area for the enthusiastic chef. The dining/ snug area open onto the rear patio via a large set of bi-fold doors, drawing the large private garden into the living area. The substantial fitted utility room adds convenience to the elegant design including a WC and downstairs shower room, while the six double bedrooms provide ample space for the entire family. With four recently updated bathrooms and a further downstairs WC, every member of the household can enjoy their own private sanctuary in Lakeside. This high-spec property also features a number of technical improvements upgraded by the current owners. These improvements including full Cat6 electrical wiring throughout, electric vehicle charging point, ceiling speaker, CCTV security camera system, underfloor heating on the ground floor, and an industrial grade boiler to heat the substantial living accommodation. Another stand out feature in Lakeside is a fully soundproof media/cinema room and third floor office overlooking Lymm Damn, ideal for those who seek a quiet and productive workspace within the comfort of their own home. Outside, a private electric gated driveway ensures security and exclusivity, while the garden offers a large patio with mature garden with lawn area offering a serene retreat for outdoor enjoyment. The private garden includes a number of charming fruit trees and is home to beautiful Willow tree rumoured to be over 150 years old. Offered at £1,895,000, this exceptional property on Lakeside Road, one of the most sought after locations in Lymm presents a rare opportunity to purchase a property on the most desirable road in Lymm. Don't miss your chance to make this property your own. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/90416871/1006243) - ![Photo](/listings/photos/90416871/1006244) - ![Photo](/listings/photos/90416871/1006245) - ![Photo](/listings/photos/90416871/1006246) - ![Photo](/listings/photos/90416871/1006247) - ![Photo](/listings/photos/90416871/1006248) - ![Photo](/listings/photos/90416871/1006249) - ![Photo](/listings/photos/90416871/1006250) - ![Photo](/listings/photos/90416871/1006251) - ![Photo](/listings/photos/90416871/1006252) - ![Photo](/listings/photos/90416871/1006253) - ![Photo](/listings/photos/90416871/1006255) - ![Photo](/listings/photos/90416871/1006257) - ![Photo](/listings/photos/90416871/1006260) - ![Photo](/listings/photos/90416871/1006263) - ![Photo](/listings/photos/90416871/1006264) - ![Photo](/listings/photos/90416871/1006266) - ![Photo](/listings/photos/90416871/1006269) - ![Photo](/listings/photos/90416871/1006271) - ![Photo](/listings/photos/90416871/1006273) - ![Photo](/listings/photos/90416871/1006275) - ![Photo](/listings/photos/90416871/1006277) - ![Photo](/listings/photos/90416871/1006278) - ![Photo](/listings/photos/90416871/1006280) - ![Photo](/listings/photos/90416871/1006282) - ![Photo](/listings/photos/90416871/1006284) - ![Photo](/listings/photos/90416871/1006286) - ![Photo](/listings/photos/90416871/1006288) - ![Photo](/listings/photos/90416871/1006290) - ![Photo](/listings/photos/90416871/1006291) - ![Photo](/listings/photos/90416871/1006294) - ![Photo](/listings/photos/90416871/1006295) - ![Photo](/listings/photos/90416871/1006296) - ![Photo](/listings/photos/90416871/1006297) - ![Photo](/listings/photos/90416871/1006298) - ![Photo](/listings/photos/90416871/1006299) - ![Photo](/listings/photos/90416871/1006301) - ![Photo](/listings/photos/90416871/1006303) - ![Photo](/listings/photos/90416871/1006305) - ![Photo](/listings/photos/90416871/1006306) - ![Photo](/listings/photos/90416871/1006309) - ![Photo](/listings/photos/90416871/1006311) - ![Photo](/listings/photos/90416871/1006312) - ![Photo](/listings/photos/90416871/1006315) - ![Photo](/listings/photos/90416871/1006317) - ![Photo](/listings/photos/90416871/1006319) - ![Photo](/listings/photos/90416871/1006321) ## Floorplans - ![All](/listings/photos/90416871/1006323) - All ## EPC Graphs - ![EPC 1](/listings/photos/90416871/1006325) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #793643 - **Address:** 34 Lakeside Road, Lymm, WA13 0QE - **Certificate Issued:** 21/07/2003 - **Work Completed:** 11/10/2002 - **Items:** 9 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 34 LAKESIDE ROAD, LYMM, WARRINGTON, WA13 0QE | £965,000 | 23/06/2006 | Detached | | 34 LAKESIDE ROAD, LYMM, WARRINGTON, WA13 0QE | £543,000 | 29/07/2005 | Detached | | 34 LAKESIDE ROAD, LYMM, WARRINGTON, WA13 0QE | £490,000 | 05/12/2003 | 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 | |---------|-------|------|------| | 32 LADY ACRE CLOSE, LYMM, WARRINGTON, WA13 0SR | £340,000 | 19/12/2025 | Detached | | 5 WAYSIDE CLOSE, LYMM, WARRINGTON, WA13 0NG | £750,000 | 09/07/2025 | Detached | | 17 PARKWOOD CLOSE, LYMM, WARRINGTON, WA13 0NQ | £250,000 | 04/10/2024 | Detached | | 22 PARKWOOD CLOSE, LYMM, WARRINGTON, WA13 0NQ | £650,000 | 17/03/2022 | Detached | | 14 HUNTS FIELD CLOSE, LYMM, WARRINGTON, WA13 0SS | £610,000 | 24/02/2022 | Detached | **Area average:** £520,000 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £676,312 (16 Detached, WA13, 2024–2026) - **Deviation:** +180.2% ## Rental Range *ONS Price Index of Private Rents (Warrington). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £797/mo - **Realistic:** £885/mo - **Optimistic:** £974/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, Booths Hill Road, WA13 | £950/mo | 2 | 0.21 miles | OpenRent | | 2 Bed Flat, Grove Avenue, WA13 | £930/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Flat, Fieldways, WA13 | £790/mo | 2 | 0.81 miles | OpenRent | | 2 Bed Maisonette, Appleton Mews, WA13 | £1,000/mo | 2 | 0.82 miles | OpenRent | **Average rent: £918/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.05% (weak for cashflow) - **Max investor price (0.8%):** £117,500 - **Target investor price (1%):** £94,000 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £940/mo).* - **Gross yield:** 0.6% - **Cost-to-rent:** 168× - **Monthly cashflow:** £-6,642/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -14.5% *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).* ## Price per Square Metre - **£/m²:** £4,336/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -5.4% - **10y growth:** 2.7% ## House Price Index (HM Land Registry) *Official index for Warrington; Detached series; as of April 2026.* - **1y growth (index):** 2.8% - **5y growth (index):** 25.3% - **10y growth (index):** 57.3% ## 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)