# 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 | | 70 OLLERTON CLOSE, GRAPPENHALL, WARRINGTON, WA4 2UD | £195,000 | 10/11/2022 | Semi-detached | | 39 PORTOLA CLOSE, GRAPPENHALL, WARRINGTON, WA4 2SW | £405,000 | 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 ## 1% Rule - **Rent ratio:** 0.32% (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.* ## 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:** 33.7% - **10y growth:** 48.8% ## 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)