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

## Property Details

| Key | Value |
|-----|-------|
| Address | CANN LANE FARM, CANN LANE SOUTH, WARRINGTON, APPLETON, WARRINGTON WA4 5NJ |
| Price | £629,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 100 m² |
| Last sold | £550,000 Sep 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 08/08/2029
- **Current heating cost:** £1,238/year
- **Est. upgrade cost to C:** £22,078

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- D (£80 - £120)
- E (£30)
- F (£200 - £400)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8500-8016-8629-8307-0813)

## Description

**** 

As the name suggests this is one of the original houses on this stretch of Cann Lane.  It is left with glorious gardens and is tastefully presented throughout.  The accommodation particularly on the ground floor is extensive with four reception rooms and a lovely farmhouse kitchen, whilst the three bedrooms on the first floor include an excellent master suite.  The outbuildings include a two storey coach house which currently has a double garage but we think that building has great potential.

**LOCATION** 

Appleton is one of the best residential areas serving this part of Cheshire.  Stockton Heath village is close to hand and boasts a first-class range of shopping, schooling and recreational facilities.  The nearby motorway system brings Manchester, Liverpool, Chester etc. within easy commuting distance and there are fast and frequent train services to London from local stations.  Manchester International Airport can be reached normally in about twenty minutes by car and the area is surrounded by glorious Cheshire countryside.

**DIRECTIONS** 

From the centre of Stockton Heath proceed south along the A49 London Road and in about one mile turn left at the Owen's Corner roundabout take the second exit at the next roundabout and the first exit at the following roundabout and Cann Lane South will be found on the right hand side. 

**IN FURTHER DETAIL THE ACCOMMODATION COMPRISES** 

Please note that we have not checked any of the appliances or the central heating system included in the sale (if any). All prospective purchasers should satisfy themselves on this point prior to entering into a contract.

**** 

In its courtyard setting access is as is usual in Cheshire farmhouses it is to the rear but from the original front door the accommodation is laid out as follows:-

**GROUND FLOOR** 

**Porch ** 3'8 (1.12m)  x 3'5 (1.04m) 

**Hall ** 12'3 (3.73m)  x 6'4 (1.93m) 

Central heating radiator and cover, understairs cupboard. 

**Sitting room ** 19'8 (5.99m)  x 14'1 (4.29m) 

Splayed bay window, double radiator, cast iron fireplace with moulded surround. 

**Dining room ** 14'5 (4.39m)  x 11'11 (3.63m) 

Splayed bay window, cast iron fireplace.

**Lovely farmhouse kitchen ** 17'3 (5.26m)  x 16'6 (5.03m) 

Tiled floor, brick features, cream painted range of wall and floor units, tiled work surfaces, log burning stove, Rangemaster gas oven and five burner  hob, further electric double oven, plumbing for dishwasher. 

**Rear cloakroom ** 5'10 (1.78m)  x 7'1 (2.16m) 

With separate w.c., low suite pedestal washbasin, part panelled walls to dado height. 

**Laundry room** 5'11 (1.8m)  x 4'8 (1.42m) 

Plumbing for washing machine. 

**Rear hall ** 

With tiled floor leads to:-

**Study** 12'0 (3.66m)  x 10'0 (3.05m) 

Double radiator, mahogany stripped flooring, stained glass panelled door.

**Lovely garden room ** 18'10 (5.74m)  x 10'4 (3.15m) 

Tiled floor, double French doors and further door to garden.

**** 

From the main hall an attractive staircase leads to:-

**FIRST FLOOR** 

**Spacious landing** 

**Bedroom one** 16'10 (5.13m)  x 13'10 (4.22m) 

Overlooking Cann Lane, double radiator, built in wardrobe.  

**Good en-suite bathroom ** 10'1 (3.07m)  x 6'9 (2.06m) 

Vanitory washbasin, panelled bath, low suite w.c., double radiator. 

**Family bathroom** 9'11 (3.02m)  x 8'3 (2.51m) 

Heated radiator rail, panelled bath, period style high flush w.c., pedestal washbasin, bidet.  All in Victorian style. Built in cupboards. 

**Bedroom two** 12'5 (3.78m)  x 12'0 (3.66m) 

Overlooking Cann Lane.  Exposed truss, central heating radiator.

**Bedroom three** 12'0 (3.66m)  x 9'11 (3.02m) 

Double central heating radiator, built in wardrobe.

**OUTSIDE** 

**Two storey coach house ** 

With garaging to ground floor. 

**Gardens** 

Absolutely beautiful formal landscaped gardens.  

**Fuel store, small workshop, boiler room.** 

**TENURE** 

**SERVICES (NOT TESTED)** 

No tests have been made of mains services, heating systems or associated appliances and neither has confirmation been obtained from the statutory bodies of the presence of these services. We cannot therefore confirm that they are in working order and any prospective purchaser is advised to obtain verification from their solicitor or surveyor.

**LOCAL AUTHORITY** 

Warrington Borough Council 

**POSTCODE** 

**POSSESSION** 

Vacant possession upon completion.

**VIEWING** 

Viewing strictly by appointment through the Agents.

**MORTGAGE INFORMATION** 

Our financial advisers will be advised of all offers made. They have a wealth of experience in the highly competitive area of mortgage rates and available products. By our arranging an appointment to discuss your requirements, you will receive professional and independent mortgage advice that will be entirely appropriate to your own circumstances, may well save you money and speed up the whole transaction.

**Disclaimer** 

Your home may be repossessed if you do not keep up repayments on your mortgage. Please contact Louise Tilston on 01925 860400. Gascoigne Halman Financial Services Ltd offer independent financial advice, which is regulated by the Financial Services Authority for mortgage, life assurance, pensions, unit trusts and individual savings accounts.

**SURVEYS** 

If the property you buy is not for sale through Gascoigne Halman, one of our surveyors can carry out a survey for you. Survey Department - 01565 751328.

## Property Photos

- ![Photo](/listings/photos/28425089/277525)
- ![Photo](/listings/photos/28425089/277526)
- ![Photo](/listings/photos/28425089/277527)
- ![Photo](/listings/photos/28425089/277529)
- ![Photo](/listings/photos/28425089/277530)
- ![Photo](/listings/photos/28425089/277531)
- ![Photo](/listings/photos/28425089/277532)
- ![Photo](/listings/photos/28425089/277533)
- ![Photo](/listings/photos/28425089/277535)
- ![EPC](/listings/photos/28425089/277537) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/28425089/277539) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CANN LANE FARM CANN LANE SOUTH, APPLETON, WARRINGTON, WA4 5NJ | £550,000 | 25/09/2020 | 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:** £605,278 (63 Detached, WA4, 2024–2026)
- **Deviation:** +3.9%

## 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:** 0.14% (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:** £6,290/m²

## Capital growth trend

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

- **5y growth:** 27.2%
- **10y growth:** 58.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 24.2%
- **10y growth (index):** 59%

## 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)