# 5 bedroom detached house for sale (WA3 7BG) ## Property Details | Key | Value | |-----|-------| | Address | GRESLEY HOUSE, MUSTARD LANE, WARRINGTON, CROFT, WARRINGTON WA3 7BG | | Price | £2,800,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Council tax | F | | Last sold | £785,000 Nov 2020 | ## Description A truly exceptional detached residence set within 1.14 acres of beautifully landscaped grounds, offering over 7,000 sq ft of impeccably appointed accommodation. Having undergone an extensive programme of renovation, extension and enhancement over the past five and a half years, this remarkable home has been finished to an outstanding specification throughout, with no expense spared in its design, craftsmanship or presentation. The property is approached via an impressive sweeping driveway, accessed through electric gates, creating an immediate sense of arrival and leading to a substantial triple garage complex. Positioned above the garage is a superb leisure suite incorporating a fully equipped gym and dedicated cinema room, providing exceptional additional recreational space. Internally, the accommodation is both spacious and versatile, with the property being entered via a welcoming reception hallway. At its heart lies a magnificent open-plan living space incorporating a bespoke, high-specification kitchen, dining area and sitting room, perfectly designed for modern family living and entertaining, with the additional benefit of leading out to a covered outdoor seating area, seamlessly combining indoor and outdoor living. A separate utility room with guest WC provides practicality, whilst two further reception rooms offer flexible accommodation, including an elegant formal lounge with picturesque views over the garden and additional sitting room. A dedicated home office with a second guest WC completes the ground floor. The bedroom accommodation is thoughtfully arranged across the upper floors and comprises five beautifully-appointed bedrooms, each benefiting from its own en-suite facilities. Four of the five bedrooms also enjoy the added advantage of dedicated dressing areas, enhancing both comfort and practicality. The first floor hosts four generous bedrooms, including an impressive principal suite featuring a private balcony overlooking the grounds, a bespoke fitted dressing area and a stunning en-suite bathroom finished to an exceptional standard. Also situated on this floor is an exceptional secondary suite, offering a fitted dressing area and a luxurious en-suite bathroom complete with both a bath and separate shower. The second floor provides a further private bedroom suite, ideal for guests or older family members, incorporating an en-suite shower room and enjoying elevated views across the rear gardens. Outside, the property continues to impress with professionally landscaped gardens designed to provide both privacy and year-round enjoyment. A spectacular heated swimming pool forms the centrepiece of the outdoor entertaining space, complemented by a pool house pavilion with shower facilities, changing rooms and plant room. Adjacent to the pool is an extensive outdoor dining and relaxation area incorporating a fully equipped covered outdoor kitchen, complete with pizza oven, barbecue, refrigeration and generous sun terraces. A striking feature fire-pit creates a wonderful focal point for outdoor evening entertaining, whilst the mature gardens provide an idyllic backdrop and ample space for recreation and relaxation. This is a rare opportunity to acquire one of the area's finest private homes, combining exceptional living accommodation, luxurious leisure facilities and outstanding grounds in a highly impressive and beautifully presented setting. ## Property Photos - ![Photo](/listings/photos/89902200/701840) - ![Photo](/listings/photos/89902200/701845) - ![Photo](/listings/photos/89902200/701847) - ![Photo](/listings/photos/89902200/701850) - ![Photo](/listings/photos/89902200/701852) - ![Photo](/listings/photos/89902200/701854) - ![Photo](/listings/photos/89902200/701857) - ![Photo](/listings/photos/89902200/701858) - ![Photo](/listings/photos/89902200/701859) - ![Photo](/listings/photos/89902200/701860) - ![Photo](/listings/photos/89902200/701861) - ![Photo](/listings/photos/89902200/701862) - ![Photo](/listings/photos/89902200/701863) - ![Photo](/listings/photos/89902200/701864) - ![Photo](/listings/photos/89902200/701865) - ![Photo](/listings/photos/89902200/701866) - ![Photo](/listings/photos/89902200/701867) - ![Photo](/listings/photos/89902200/701868) - ![Photo](/listings/photos/89902200/701869) - ![Photo](/listings/photos/89902200/701870) - ![Photo](/listings/photos/89902200/701871) - ![Photo](/listings/photos/89902200/701872) - ![Photo](/listings/photos/89902200/701873) - ![Photo](/listings/photos/89902200/701874) - ![Photo](/listings/photos/89902200/701875) - ![Photo](/listings/photos/89902200/701876) - ![Photo](/listings/photos/89902200/701877) - ![Photo](/listings/photos/89902200/701878) - ![Photo](/listings/photos/89902200/701879) - ![Photo](/listings/photos/89902200/701880) - ![Photo](/listings/photos/89902200/701881) - ![Photo](/listings/photos/89902200/701882) - ![Photo](/listings/photos/89902200/701883) - ![Photo](/listings/photos/89902200/701884) - ![Photo](/listings/photos/89902200/701885) - ![Photo](/listings/photos/89902200/701886) - ![Photo](/listings/photos/89902200/701887) - ![Photo](/listings/photos/89902200/701888) - ![Photo](/listings/photos/89902200/701889) - ![Photo](/listings/photos/89902200/701890) - ![Photo](/listings/photos/89902200/701891) - ![Photo](/listings/photos/89902200/701892) - ![Photo](/listings/photos/89902200/701893) - ![Photo](/listings/photos/89902200/701894) - ![Photo](/listings/photos/89902200/701895) - ![Photo](/listings/photos/89902200/701896) - ![Photo](/listings/photos/89902200/701897) - ![Photo](/listings/photos/89902200/701898) - ![Photo](/listings/photos/89902200/701899) - ![Photo](/listings/photos/89902200/701900) - ![Photo](/listings/photos/89902200/701901) - ![Photo](/listings/photos/89902200/701903) - ![Photo](/listings/photos/89902200/701905) - ![Photo](/listings/photos/89902200/701907) - ![Photo](/listings/photos/89902200/701909) - ![Photo](/listings/photos/89902200/701910) - ![Photo](/listings/photos/89902200/701912) - ![Photo](/listings/photos/89902200/701915) - ![Photo](/listings/photos/89902200/701917) - ![Photo](/listings/photos/89902200/701919) - ![Photo](/listings/photos/89902200/701921) - ![Photo](/listings/photos/89902200/701922) - ![Photo](/listings/photos/89902200/701924) - ![Photo](/listings/photos/89902200/701926) - ![Photo](/listings/photos/89902200/701928) - ![Photo](/listings/photos/89902200/701929) - ![Photo](/listings/photos/89902200/701931) - ![Photo](/listings/photos/89902200/701933) - ![Photo](/listings/photos/89902200/701935) - ![Photo](/listings/photos/89902200/701937) - ![Photo](/listings/photos/89902200/701940) ## Floorplans - ![All](/listings/photos/89902200/701941) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | GRESLEY HOUSE MUSTARD LANE, CROFT, WARRINGTON, WA3 7BG | £785,000 | 20/11/2020 | Detached | | GRESLEY HOUSE MUSTARD LANE, CROFT, WARRINGTON, WA3 7BG | £460,000 | 29/10/2002 | 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 | |---------|-------|------|------| | 52 DEACONS CLOSE, CROFT, WARRINGTON, WA3 7EN | £280,000 | 01/02/2022 | Detached | | MOUNT PLEASANT WILDINGS OLD LANE, CROFT, WARRINGTON, WA3 7DQ | £1,200,000 | 05/11/2021 | Detached | **Area average:** £740,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £452,615 (53 Detached, WA3, 2024–2026) - **Deviation:** +518.6% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.03% (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:** 61.7% - **10y growth:** 54% ## 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)