For sale Semi-detached

4 EAST VIEW

WARRINGTON, GRAPPENHALL, WARRINGTON WA4 2QH

3 beds 1 baths 904 sq ft Listed 3 Mar 2026 (-102d)

£280,000

Offers in Region of

Reduced on 14 Apr 2026

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# 3 bedroom semi-detached house for sale (WA4 2QH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 EAST VIEW, WARRINGTON, GRAPPENHALL, WARRINGTON WA4 2QH |
| Price | £280,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 84 m² |
| Last sold | £172,500 May 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 01/03/2036
- **Current heating cost:** £861/year
- **Est. upgrade cost to C:** £17,550

### Recommendations
- A (£900 - £1,200)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2722-2570-2606-7931)

## Description

**INTERIOR**

Step inside through a bright and welcoming hallway that immediately sets the tone for this beautifully presented home. To the right, a generously sized lounge features a stunning bay-fronted window that floods the room with natural light, while high ceilings enhance the wonderful sense of space and character.

To the rear of the property lies the true heart of the home — a superb open-plan kitchen and dining area designed with modern living in mind. The dining space enjoys delightful views over the garden, creating the perfect setting for indoor-outdoor entertaining. The kitchen is thoughtfully appointed with sleek cabinetry, ample worktop space, and a range of integrated appliances, offering both style and practicality for everyday family life and social gatherings alike.

Upstairs, the property continues to impress with three well-proportioned bedrooms, one of which overlook the garden. Each room is beautifully light-filled, creating calm and inviting spaces. Completing the upper floor is a contemporary three-piece bathroom suite, finished to a modern standard.

**EXTERIOR**

The property boasts a beautifully maintained rear garden, thoughtfully designed to offer both relaxation and practicality. A generous paved patio area provides an ideal space for dining and summer entertaining. Beyond the patio lies a well-kept lawn stretching to the rear of the garden, bordered by mature shrubs and established planting that provide colour and a good degree of privacy. The garden is fully enclosed with the length of the plot offering plenty of space for play, gardening, or simply unwinding outdoors. To the rear, a useful outbuilding provides valuable additional storage. Overall, this is a fantastic outdoor space that perfectly complements the home — offering a wonderful balance of entertaining areas and open green lawn. To the front, the property enjoys a low-maintenance garden that not only enhances kerb appeal but also provides a welcome sense of privacy, set back from the street for added comfort and separation.

EPC Rating: C

## Property Photos

- ![Front External](/listings/photos/172812599/595521) - Front External
- ![Lounge](/listings/photos/172812599/595522) - Lounge
- ![Dining Room](/listings/photos/172812599/595523) - Dining Room
- ![Garden](/listings/photos/172812599/595524) - Garden
- ![Entrance Hallway](/listings/photos/172812599/595525) - Entrance Hallway
- ![Kitchen Diner](/listings/photos/172812599/595526) - Kitchen Diner
- ![Kitchen](/listings/photos/172812599/595528) - Kitchen
- ![Garden](/listings/photos/172812599/595529) - Garden
- ![Landing](/listings/photos/172812599/595530) - Landing
- ![Bedroom One](/listings/photos/172812599/595532) - Bedroom One
- ![Bedroom Two](/listings/photos/172812599/595533) - Bedroom Two
- ![Bedroom Two](/listings/photos/172812599/595534) - Bedroom Two
- ![Bedroom Three](/listings/photos/172812599/595535) - Bedroom Three
- ![Bathroom](/listings/photos/172812599/595536) - Bathroom
- ![Bedroom One](/listings/photos/172812599/595538) - Bedroom One
- ![Garden](/listings/photos/172812599/595539) - Garden
- ![Front External](/listings/photos/172812599/595540) - Front External

## Floorplans

- ![All](/listings/photos/172812599/595542) - All

## EPC Graphs

- ![EPC 1](/listings/photos/172812599/595543) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 EAST VIEW, GRAPPENHALL, WARRINGTON, WA4 2QH | £172,500 | 30/05/2017 | Semi-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 |
|---------|-------|------|------|
| 30 ST WILFRIDS DRIVE, GRAPPENHALL, WARRINGTON, WA4 2SH | £487,500 | 22/01/2026 | Semi-detached |
| 37 WESTMINSTER CLOSE, GRAPPENHALL, WARRINGTON, WA4 2QS | £395,000 | 12/12/2025 | Semi-detached |
| 70 GEORGES CRESCENT, GRAPPENHALL, WARRINGTON, WA4 2PP | £281,000 | 12/12/2025 | Semi-detached |
| 10 ST WILFRIDS DRIVE, GRAPPENHALL, WARRINGTON, WA4 2SH | £445,000 | 13/11/2025 | Semi-detached |
| 86 RICHMOND AVENUE, GRAPPENHALL, WARRINGTON, WA4 2NX | £390,000 | 24/07/2025 | Semi-detached |
| 8 MAIRESFIELD AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QX | £400,000 | 17/11/2023 | Semi-detached |
| 259 CHESTER ROAD, GRAPPENHALL, WARRINGTON, WA4 2QE | £408,000 | 23/10/2023 | Semi-detached |
| 30 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL | £323,000 | 21/12/2022 | Semi-detached |
| 56 OLLERTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2UD | £205,000 | 20/12/2022 | Semi-detached |
| 30 CORONATION AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QW | £255,000 | 24/11/2022 | Semi-detached |
| 29 SHADEWOOD CRESCENT, GRAPPENHALL, WARRINGTON, WA4 2SN | £415,000 | 18/11/2022 | Semi-detached |
| 39 PORTOLA CLOSE, GRAPPENHALL, WARRINGTON, WA4 2SW | £405,000 | 10/11/2022 | Semi-detached |
| 70 OLLERTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2UD | £195,000 | 10/11/2022 | Semi-detached |
| 36 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL | £340,500 | 09/11/2022 | Semi-detached |
| 257 CHESTER ROAD, GRAPPENHALL, WARRINGTON, WA4 2QE | £330,000 | 31/10/2022 | Semi-detached |
| 8 CORONATION AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QW | £310,000 | 28/10/2022 | Semi-detached |
| 46 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL | £325,000 | 07/10/2022 | Semi-detached |
| 92 RICHMOND AVENUE, GRAPPENHALL, WARRINGTON, WA4 2NX | £395,000 | 07/10/2022 | Semi-detached |
| 3 LINDI AVENUE, GRAPPENHALL, WARRINGTON, WA4 2SJ | £392,000 | 23/09/2022 | Semi-detached |
| 152 KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 2PW | £405,000 | 26/08/2022 | Semi-detached |
| [Same street] 12 EAST VIEW, GRAPPENHALL, WARRINGTON, WA4 2QH | £265,000 | 02/08/2021 | Semi-detached |

**Street average:** £265,000 (1 sale)
**Area average:** £355,100 (20 sales)

## Price vs local average

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

- **Local average:** £368,647 (82 Semi-detached, WA4, 2024–2026)
- **Deviation:** -24%

## 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 North Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £693/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Waring Avenue, WA4 | £1,100/mo | 3 | 1.02 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** £3,333/m²

## Capital growth trend

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

- **5y growth:** 35%
- **10y growth:** 44.7%

## 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)

Front External Lounge Dining Room Garden Entrance Hallway Kitchen Diner Kitchen Garden Landing Bedroom One Bedroom Two Bedroom Two Bedroom Three Bathroom Bedroom One Garden Front External

/ 17

Property details

Tenure

LEASEHOLD (900 years remaining on lease)

Floor area

84 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£172,500 May 2017

Price per m²

£3,333/m²

Local average

£368,647 (-24%)

Deprivation

Decile 10 (32,255 of 33,755)

Street crime

82 incidents within 1 mile (Apr 2026)

Key features

Semi Detached
South Facing Garden
Three Bedrooms
Open Plan Kitchen Diner
Move In Ready
Excellent Location
Modern Bathroom
Close To Local Amenities
Integrated Appliances
Generous Garden

Additional details

Electricity: Mains supply
Broadband: FTTC (fibre to the cabinet)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Garden: Private garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

INTERIOR
Step inside through a bright and welcoming hallway that immediately sets the tone for this beautifully presented home. To the right, a generously sized lounge features a stunning bay-fronted window that floods the room with natural light, while high ceilings enhance the wonderful sense of space and character.
To the rear of the property lies the true heart of the home — a superb open-plan kitchen and dining area designed with modern living in mind. The dining space enjoys delightful views over the garden, creating the perfect setting for indoor-outdoor entertaining. The kitchen is thoughtfully appointed with sleek cabinetry, ample worktop space, and a range of integrated appliances, offering both style and practicality for everyday family life and social gatherings alike.
Upstairs, the property continues to impress with three well-proportioned bedrooms, one of which overlook the garden. Each room is beautifully light-filled, creating calm and inviting spaces. Completing the upper floor is a contemporary three-piece bathroom suite, finished to a modern standard.
EXTERIOR
The property boasts a beautifully maintained rear garden, thoughtfully designed to offer both relaxation and practicality. A generous paved patio area provides an ideal space for dining and summer entertaining. Beyond the patio lies a well-kept lawn stretching to the rear of the garden, bordered by mature shrubs and established planting that provide colour and a good degree of privacy. The garden is fully enclosed with the length of the plot offering plenty of space for play, gardening, or simply unwinding outdoors. To the rear, a useful outbuilding provides valuable additional storage. Overall, this is a fantastic outdoor space that perfectly complements the home — offering a wonderful balance of entertaining areas and open green lawn. To the front, the property enjoys a low-maintenance garden that not only enhances kerb appeal but also provides a welcome sense of privacy, set back from the street for added comfort and separation.
EPC Rating: C

Listed by

Warrington

JRT Properties (NW) Ltd

Reference: 172812599

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 02/03/2026

Expiry date: 01/03/2036

Current heating cost: £861/year

Potential heating cost: £734/year

Est. upgrade cost to C: £17,550

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£280,000	+62.3%
Sold	30/05/2017 (9 years ago)	£172,500	—

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
30 ST WILFRIDS DRIVE, GRAPPENHALL, WARRINGTON, WA4 2SH	£487,500	22/01/2026	Semi-detached
37 WESTMINSTER CLOSE, GRAPPENHALL, WARRINGTON, WA4 2QS	£395,000	12/12/2025	Semi-detached
70 GEORGES CRESCENT, GRAPPENHALL, WARRINGTON, WA4 2PP	£281,000	12/12/2025	Semi-detached
10 ST WILFRIDS DRIVE, GRAPPENHALL, WARRINGTON, WA4 2SH	£445,000	13/11/2025	Semi-detached
86 RICHMOND AVENUE, GRAPPENHALL, WARRINGTON, WA4 2NX	£390,000	24/07/2025	Semi-detached
8 MAIRESFIELD AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QX	£400,000	17/11/2023	Semi-detached
259 CHESTER ROAD, GRAPPENHALL, WARRINGTON, WA4 2QE	£408,000	23/10/2023	Semi-detached
30 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL	£323,000	21/12/2022	Semi-detached
56 OLLERTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2UD	£205,000	20/12/2022	Semi-detached
30 CORONATION AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QW	£255,000	24/11/2022	Semi-detached
29 SHADEWOOD CRESCENT, GRAPPENHALL, WARRINGTON, WA4 2SN	£415,000	18/11/2022	Semi-detached
39 PORTOLA CLOSE, GRAPPENHALL, WARRINGTON, WA4 2SW	£405,000	10/11/2022	Semi-detached
70 OLLERTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2UD	£195,000	10/11/2022	Semi-detached
36 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL	£340,500	09/11/2022	Semi-detached
257 CHESTER ROAD, GRAPPENHALL, WARRINGTON, WA4 2QE	£330,000	31/10/2022	Semi-detached
8 CORONATION AVENUE, GRAPPENHALL, WARRINGTON, WA4 2QW	£310,000	28/10/2022	Semi-detached
46 ST ANNES AVENUE, GRAPPENHALL, WARRINGTON, WA4 2PL	£325,000	07/10/2022	Semi-detached
92 RICHMOND AVENUE, GRAPPENHALL, WARRINGTON, WA4 2NX	£395,000	07/10/2022	Semi-detached
3 LINDI AVENUE, GRAPPENHALL, WARRINGTON, WA4 2SJ	£392,000	23/09/2022	Semi-detached
152 KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 2PW	£405,000	26/08/2022	Semi-detached
Same street 12 EAST VIEW, GRAPPENHALL, WARRINGTON, WA4 2QH	£265,000	02/08/2021	Semi-detached

Street average: £265,000 (1 sale)

Area average: £355,100 (20 sales)

Capital growth trend

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

5y growth 35%

10y growth 44.7%

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

1y (index) 3.5%

5y (index) 26.1%

10y (index) 65.2%

Rental Range

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

Low £794/mo

Realistic £882/mo

Optimistic £970/mo

Based on Local Authority from postcode lookup → Warrington.

LHA (30th percentile) floor for North Cheshire: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA4 2QH

Nearby

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

Type	Name	Distance
Shop	H2O Hairdressing	0.0 miles
Bus stop	Dog & Dart	0.0 miles
Bus stop	Grappenhall, Bradshaw Lane Shops	0.0 miles
Shop	Lorudu	0.3 miles
Train station	Padgate	2.1 miles
Train station	Warrington Central	2.3 miles
University	University of Chester - Warrington Campus	2.7 miles
Hospital	Altrincham Health and Wellbeing Centre	7.9 miles
Hospital	Altrincham Hospital	7.9 miles

Street-level crime

Category	Count
Violence and sexual offences	28
Criminal damage and arson	11
Anti-social behaviour	6
Burglary	6
Other theft	6
Public order	6
Shoplifting	6
Vehicle crime	4
Bicycle theft	3
Drugs	3
Other crime	2
Possession of weapons	1
Total incidents	82

Within 1 mile during Apr 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
Bradshaw Primary School	Primary	0.1 miles	Good — 18 Dec 2014
Grappenhall St Wilfrid's CofE Primary School	Primary	0.3 miles	Good — 19 Jan 2020
Thelwall Infant School	Primary	0.3 miles	Good — 14 May 2023
Thelwall Community Junior School	Primary	0.7 miles	Good — 1 Jul 2015
St Augustine's Catholic Primary School	Primary	1.0 miles	Good — 14 Jul 2016

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Waring Avenue, WA4	£1,100/mo	3	1.02 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 4.7%

Cost-to-rent ratio 21.2×

Monthly cashflow £-138/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).