# 2 bedroom semi-detached house for sale (WA3 5AE)

## Property Details

| Key | Value |
|-----|-------|
| Address | LION'S DEN, HOLCROFT LANE, WARRINGTON, CULCHETH, WARRINGTON WA3 5AE |
| Price | £264,995 |
| Bedrooms | 2 |
| Last sold | £270,000 Dec 1999 |

## Description

The 2-bedroom Alford has been designed around open plan living. The kitchen/dining area provides the perfect space for cooking and socialising, featuring an external door out to the patio area. The separate lounge is ideal for unwinding at the end of the day or for entertaining and can accommodate a three-seater sofa and a chair. There is also a WC and storage cupboard downstairs for convenience.

Upstairs youll find a spacious main bedroom, and a single second bedroom, which could also be used as a nursery, home office or games room, as well as two further storage cupboards. The bathroom features a separate double ended bath and is finished with white sanitaryware and designer Porcelanosa tiling.

Externally the Alford is characterful, featuring eye-catching details such as a block paved driveway. This home also includes turf, a paved patio and fencing for added privacy.

Tenure: Freehold

Estimated Council Tax Band: TBC

EPC Rating: B

**Room Dimensions**

**Ground**

Lounge - 3545 x 4090 [11'-8 x 13'-5"]Kitchen/dining - 4533 x 3663 [14'-11" x 12'-0"]**First**

Main bedroom - 3544 x 4111 [11'-8" x 13'-6"]Bedroom 2 - 2209 x 3642 [7'-3" x 11'-11"]

## Property Photos

- ![Photo](/listings/photos/89044779/690919)
- ![Photo](/listings/photos/89044779/690920)
- ![Photo](/listings/photos/89044779/690921)
- ![Photo](/listings/photos/89044779/690922)
- ![Photo](/listings/photos/89044779/690923)
- ![Photo](/listings/photos/89044779/690924)

## Floorplans

- ![Floorplan 1](/listings/photos/89044779/690925) - Floorplan 1
- ![Floorplan 2](/listings/photos/89044779/690926) - Floorplan 2

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LION'S DEN HOLCROFT LANE, CULCHETH, WARRINGTON, WA3 5AE | £635,000 | 01/11/2018 | Detached |
| LION'S DEN HOLCROFT LANE, CULCHETH, WARRINGTON, WA3 5AE | £270,000 | 03/12/1999 | Detached |

## Price vs local average

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

- **Local average:** £251,888 (84 Semi-detached, WA3, 2024–2026)
- **Deviation:** +5.2%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £474/mo

## 1% Rule

- **Rent ratio:** 0.33% (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.*

## Capital growth trend

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

- **5y growth:** 25.3%
- **10y growth:** 64.5%

## House Price Index (HM Land Registry)

*Official index for Warrington; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 26.1%
- **10y growth (index):** 65.2%

## 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)