# 4 bedroom detached house for sale (WA13 0PH)

## Property Details

| Key | Value |
|-----|-------|
| Address | Massey Brook Lane, Lymm, WA13, WA13 0PH |
| Price | £1,800,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | F |

## Description

A large detached farm house with around 3600 sqft of accommodation, oozing character dating back to the 1800’s with masses of potential to extend further. The property is situated in an excellent location close to Lymm Village with great access to the land directly from Massey Brook Lane & Weaste Lane. The farm house comes with circa 16 acres of land with convenient gated access directly from the road with all fields linked to one another. The land has great scope to develop further should this land be part of any future release of green belt development schemes. All enquiries must be buyers in proceedable positions with proof of funding requested prior to viewing (vendor request).  

Link to Town and Country Planning portal highlighting what can be constructed under permitted development on the land -

## Property Photos

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## Floorplans

- ![All](/listings/photos/91630290/1775749) - All

## Price vs local average

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

- **Local average:** £699,777 (18 Detached, WA13, 2024–2026)
- **Deviation:** +157.2%

## 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:** 0.05% (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.*

## Capital growth trend

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

- **5y growth:** 4.5%
- **10y growth:** -2.9%

## 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)