# 6 bedroom detached house for sale (WA15 8TP) ## Property Details | Key | Value | |-----|-------| | Address | Brooks Drive, Hale Barns, WA15, WA15 8TP | | Price | £1,850,000 | | Bathrooms | 2 | | Council tax | H | ## Description Set within beautifully landscaped grounds of just under half an acre on a private no-through road, Woodside is an impressive detached family residence enjoying a gated entrance, manicured front and rear gardens, views across Ringway Golf Course, and a detached double garage with extensive storage above. Offering exceptional proportions throughout, the property features four generous reception rooms, a fully fitted breakfast kitchen, six spacious bedrooms, and two bath/shower rooms. The welcoming entrance hall, complete with guest cloakroom/WC, leads to a superb drawing room overlooking the attractive rear gardens, with access through to both the study and conservatory. To the front of the property is an elegant sitting room, while the formal dining room to the rear enjoys direct access to the garden and delightful views over Ringway Golf Course. The well-appointed kitchen/breakfast room is fitted with an extensive range of cabinetry and enjoys lovely garden views, with a useful adjoining utility room leading through to a generous games room. To the first floor, there are six well-proportioned bedrooms, including an impressive principal suite with dressing room and en-suite bathroom, complemented by a separate family bathroom. One of the bedrooms benefits from double doors opening onto a large rear balcony, commanding stunning views across the golf course. Externally, the property is approached via an extensive driveway providing ample off-road parking and access to the detached double garage with storage above. The mature landscaped gardens to both the front and rear are a particular feature, with sweeping lawns, established trees, and attractive planting, all extending to just under half an acre.   ## Property Photos - ![Photo](/listings/photos/89091249/575338) - ![Photo](/listings/photos/89091249/575339) - ![Photo](/listings/photos/89091249/575340) - ![Photo](/listings/photos/89091249/575341) - ![Photo](/listings/photos/89091249/575342) - ![Photo](/listings/photos/89091249/575343) - ![Photo](/listings/photos/89091249/575344) - ![Photo](/listings/photos/89091249/575345) - ![Photo](/listings/photos/89091249/575346) - ![Photo](/listings/photos/89091249/575347) - ![Photo](/listings/photos/89091249/575348) - ![Photo](/listings/photos/89091249/575349) - ![Photo](/listings/photos/89091249/575350) - ![Photo](/listings/photos/89091249/575351) - ![Photo](/listings/photos/89091249/575352) - ![Photo](/listings/photos/89091249/575353) - ![Photo](/listings/photos/89091249/575354) - ![Photo](/listings/photos/89091249/575355) ## Floorplans - ![All](/listings/photos/89091249/575356) - All ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE CHESHIRE BARN BROOKS DRIVE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 8TR | £1,000,000 | 03/11/2025 | Detached | | FAIRWAYS, 17 BROOKS DRIVE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 8TL | £1,251,000 | 15/07/2025 | Detached | | FLAXHIGH, 6 BROOKS DRIVE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 8TN | £2,355,000 | 01/07/2022 | Detached | | DUNDRUM, 42 BROOKS DRIVE, HALE BARNS, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA15 8TR | £1,750,000 | 13/09/2021 | Detached | **Area average:** £1,589,000 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,078,879 (52 Detached, WA15, 2024–2026) - **Deviation:** +71.5% ## Rental Range *ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,223/mo - **Realistic:** £1,359/mo - **Optimistic:** £1,495/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cumbria (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Terraced House, Greenbrow Road, M23 | £1,300/mo | 3 | 1.05 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 0.8% - **Cost-to-rent:** 118.6× - **Monthly cashflow:** £-6,140/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.7% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 32.9% - **10y growth:** 29.7% ## House Price Index (HM Land Registry) *Official index for Trafford; Detached series; as of March 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 19.7% - **10y growth (index):** 61.6% ## 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)