Sold STC Detached

LAYFIELD HOUSE

CANN LANE SOUTH, WARRINGTON, APPLETON, WARRINGTON WA4 5NJ

5 beds 3 baths 3,853 sq ft Listed 7 Oct 2017 (-3152d)

£995,000

Guide Price

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# 5 bedroom detached house for sale (WA4 5NJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | LAYFIELD HOUSE, CANN LANE SOUTH, WARRINGTON, APPLETON, WARRINGTON WA4 5NJ |
| Price | £995,000 |
| Bedrooms | 5 |
| Bathrooms | 3 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 358 m² |
| Last sold | £940,000 Sep 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £2,100/year
- **Est. upgrade cost to C:** £14,325

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9554-2842-7609-9393-6961)

## Description

- Individually Designed & Built Detached House - Highly Sought After Location - Over 4000sqft Of High Quality Accommodation - Five Reception Rooms - Five / Six Bedrooms - Three Bathrooms - Fully Landscaped Gardens - Double Garage & Large Driveway - Viewing Essential -

## Property Photos

- ![Photo 24](/listings/photos/62181205/277528) - Photo 24
- ![Photo 20](/listings/photos/62181205/277534) - Photo 20
- ![Photo 13](/listings/photos/62181205/277536) - Photo 13
- ![Photo 15](/listings/photos/62181205/277538) - Photo 15
- ![Photo 11](/listings/photos/62181205/277540) - Photo 11
- ![Photo 12](/listings/photos/62181205/277541) - Photo 12
- ![Photo 16](/listings/photos/62181205/277542) - Photo 16
- ![Photo 17](/listings/photos/62181205/277543) - Photo 17
- ![Photo 7](/listings/photos/62181205/277544) - Photo 7
- ![Photo 10](/listings/photos/62181205/277545) - Photo 10
- ![Photo 14](/listings/photos/62181205/277546) - Photo 14
- ![Photo 2](/listings/photos/62181205/277547) - Photo 2
- ![Photo 8](/listings/photos/62181205/277548) - Photo 8
- ![Photo 3](/listings/photos/62181205/277549) - Photo 3
- ![Photo 4](/listings/photos/62181205/277550) - Photo 4
- ![Photo 5](/listings/photos/62181205/277551) - Photo 5
- ![Photo 1](/listings/photos/62181205/277552) - Photo 1
- ![Photo 6](/listings/photos/62181205/277553) - Photo 6
- ![Photo 9](/listings/photos/62181205/277554) - Photo 9
- ![Photo 18](/listings/photos/62181205/277555) - Photo 18
- ![Photo 22](/listings/photos/62181205/277556) - Photo 22
- ![Photo 21](/listings/photos/62181205/277557) - Photo 21
- ![Photo 23](/listings/photos/62181205/277558) - Photo 23
- ![Photo 24](/listings/photos/62181205/277559) - Photo 24
- ![Photo 25](/listings/photos/62181205/277560) - Photo 25

## Floorplans

- ![Floorplan 1](/listings/photos/62181205/277561) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LAYFIELD HOUSE CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ | £940,000 | 25/09/2018 | Detached |
| LAYFIELD HOUSE CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ | £732,500 | 11/02/2008 | 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 |
|---------|-------|------|------|
| 42 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF | £560,000 | 09/01/2026 | Detached |
| 12 HATFIELD GARDENS, APPLETON, WARRINGTON, WA4 5QJ | £515,000 | 21/11/2025 | Detached |
| [Same street] RUSSETS CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ | £945,000 | 15/11/2023 | Detached |
| 17 WOODBRIDGE CLOSE, APPLETON, WARRINGTON, WA4 5RD | £720,000 | 19/10/2023 | Detached |
| 18 PIPPIN VALE, APPLETON, WARRINGTON, WA4 5HE | £420,000 | 28/06/2023 | Detached |
| 77 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA | £560,995 | 26/05/2023 | Detached |
| 68 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA | £537,995 | 04/05/2023 | Detached |
| [Same street] THE SWALLOWS CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ | £795,000 | 31/03/2023 | Detached |
| 69 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA | £447,995 | 23/12/2022 | Detached |
| 1 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA | £610,000 | 16/12/2022 | Detached |
| 3 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA | £510,000 | 16/12/2022 | Detached |
| 37 TEDDINGTON CLOSE, APPLETON, WARRINGTON, WA4 5QG | £572,000 | 17/10/2022 | Detached |
| 25 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF | £491,000 | 23/09/2022 | Detached |
| 1 TEDDINGTON CLOSE, APPLETON, WARRINGTON, WA4 5QG | £682,500 | 28/07/2022 | Detached |
| 22 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF | £505,000 | 22/07/2022 | Detached |
| 36 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £520,000 | 30/06/2022 | Detached |
| 32 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £505,000 | 30/06/2022 | Detached |
| 34 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £507,500 | 30/06/2022 | Detached |
| 30 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £450,000 | 27/06/2022 | Detached |
| 38 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £520,000 | 27/06/2022 | Detached |
| 28 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £500,000 | 24/06/2022 | Detached |
| 26 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF | £445,000 | 17/06/2022 | Detached |

**Street average:** £870,000 (2 sales)
**Area average:** £528,999 (20 sales)

## Price vs local average

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

- **Local average:** £609,649 (64 Detached, WA4, 2024–2026)
- **Deviation:** +63.2%

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

- **LHA floor (this property size):** £997/mo

## 1% Rule

- **Rent ratio:** 0.09% (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:** £2,779/m²

## Capital growth trend

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

- **5y growth:** 25.8%
- **10y growth:** 59.8%

## House Price Index (HM Land Registry)

*Official index for Warrington; Detached series; as of February 2026.*

- **1y growth (index):** 4.5%
- **5y growth (index):** 24.8%
- **10y growth (index):** 57.8%

## 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)

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Property details

Floor area

358 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£940,000 Sep 2018

Price per m²

£2,779/m²

Local average

£609,649 (+63.2%)

Deprivation

Decile 10 (32,729 of 33,755)

Street crime

26 incidents within 1 mile (Mar 2026)

Key features

Substantial Detached House
Sought After Location
Impressive Accommodation
Over 4000 Sqft
Five / Six Bedrooms
Viewing Essential

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Stockton Heath

Adams Sales Limited

Reference: 62181205

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/10/2017

Current heating cost: £2,100/year

Potential heating cost: £1,423/year

Est. upgrade cost to C: £14,325

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (solid floor) (£4,000 - £6,000)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

28% since 2008

Event	Date	Price	% change
Sold	25/09/2018 (7 years ago)	£940,000	+28.3%
Sold	11/02/2008 (18 years ago)	£732,500	—

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
42 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF	£560,000	09/01/2026	Detached
12 HATFIELD GARDENS, APPLETON, WARRINGTON, WA4 5QJ	£515,000	21/11/2025	Detached
Same street RUSSETS CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ	£945,000	15/11/2023	Detached
17 WOODBRIDGE CLOSE, APPLETON, WARRINGTON, WA4 5RD	£720,000	19/10/2023	Detached
18 PIPPIN VALE, APPLETON, WARRINGTON, WA4 5HE	£420,000	28/06/2023	Detached
77 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA	£560,995	26/05/2023	Detached
68 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA	£537,995	04/05/2023	Detached
Same street THE SWALLOWS CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ	£795,000	31/03/2023	Detached
69 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA	£447,995	23/12/2022	Detached
1 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA	£610,000	16/12/2022	Detached
3 BRAEBURN DRIVE, APPLETON, WARRINGTON, WA4 5AA	£510,000	16/12/2022	Detached
37 TEDDINGTON CLOSE, APPLETON, WARRINGTON, WA4 5QG	£572,000	17/10/2022	Detached
25 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF	£491,000	23/09/2022	Detached
1 TEDDINGTON CLOSE, APPLETON, WARRINGTON, WA4 5QG	£682,500	28/07/2022	Detached
22 PETERSHAM DRIVE, APPLETON, WARRINGTON, WA4 5QF	£505,000	22/07/2022	Detached
36 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£520,000	30/06/2022	Detached
32 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£505,000	30/06/2022	Detached
34 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£507,500	30/06/2022	Detached
30 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£450,000	27/06/2022	Detached
38 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£520,000	27/06/2022	Detached
28 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£500,000	24/06/2022	Detached
26 GALA CLOSE, APPLETON, WARRINGTON, WA4 5BF	£445,000	17/06/2022	Detached

Street average: £870,000 (2 sales)

Area average: £528,999 (20 sales)

Capital growth trend

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

5y growth 25.8%

10y growth 59.8%

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

1y (index) 4.5%

5y (index) 24.8%

10y (index) 57.8%

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: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA4 5NJ

Address

Cann Lane South

Nearby

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

Type	Name	Distance
Bus stop	Stoneacre Gardens	0.1 miles
Shop	Aspect	0.4 miles
Shop	Co-op Food	0.4 miles
Hospital	Spire Cheshire Hospital	1.0 miles
Train station	Warrington Bank Quay	3.0 miles
Train station	Warrington Central	3.1 miles
Hospital	Warrington Hospital	3.6 miles
University	University of Chester - Warrington Campus	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	16
Vehicle crime	5
Anti-social behaviour	2
Other crime	2
Burglary	1
Total incidents	26

Within 1 mile during Mar 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
Stretton St Matthew's CofE Primary School	Primary	0.7 miles	Outstanding — 21 May 2015
Grappenhall Heys Community Primary School	Primary	0.8 miles	Outstanding — 18 Jun 2015
Appleton Thorn Primary School	Primary	0.9 miles	Outstanding — 7 Dec 2010
Broomfields Junior School	Primary	0.9 miles	Good — 26 Jun 2024
Bridgewater High School	Secondary	1.0 miles	Good — 21 Nov 2022

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.09%

Max investor price (0.8%) £110,250

Target investor price (1%) £88,200

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).