Flats/Maisonettes 2 sales on record

41 GROVE AVENUE

LYMM, WARRINGTON, WA13 0HF

£185,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WA13 0HF

Nearby

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

Type	Name	Distance
Bus stop	Barsbank Lane	0.1 miles
Shop	North West Timber	0.1 miles
Train station	Birchwood	2.7 miles
University	University of Chester - Warrington Campus	3.4 miles
Hospital	Altrincham Health and Wellbeing Centre	5.7 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

67 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£185,000 Mar 2026

Price per m²

£2,761/m²

Local average

£178,038 (13 sales)

Street crime

36 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 06/09/2024

Expiry date: 05/09/2034

Current heating cost: £1,535/year

Potential heating cost: £827/year

Est. upgrade cost to C: £6,523

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/2026	£185,000	Flat	+19.4%	£185,374 to May 2026	View transaction
Sold	06/09/2018	£155,000	Flat	—	£190,769 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£185,000
listed	08/09/2025	£190,000
sold	01/01/2018	£155,000
sold	01/01/2003	£110,000
sold	01/01/2001	£99,950
sold	01/01/1998	£59,900
sold	01/01/1996	£47,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
THE LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£172,000	16/01/2026	Flat
THE LIMES 8 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£135,000	16/11/2023	Flat
THE HOLLIES, 4 FLAT 1 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF	£165,000	26/09/2023	Flat
THE LIMES 34 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£177,000	01/09/2023	Flat
THE LIMES 30 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£170,000	14/04/2023	Flat
THE LIMES 11 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£180,000	05/12/2022	Flat
THE LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£173,000	22/07/2022	Flat
MAYFIELD COURT FLAT 4 CHERRY LANE, LYMM, WARRINGTON, WA13 0PR	£270,000	29/06/2022	Flat
GROVE COURT FLAT 8 WEST HYDE, LYMM, WARRINGTON, WA13 0HA	£136,000	11/03/2022	Flat
14 ASH ROAD, LYMM, WARRINGTON, WA13 0EY	£128,000	10/12/2021	Flat
GROVE COURT FLAT 9 WEST HYDE, LYMM, WARRINGTON, WA13 0HA	£140,000	22/09/2021	Flat
THE LIMES 10 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW	£166,000	21/09/2021	Flat

Area average: £167,667 (12 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 44.7%

10y growth 114.6%

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

1y (index) 0.6%

5y (index) 12.7%

10y (index) 38.9%

Rental Range

Estimated market rent for Warrington. Low = conservative, Realistic = average, Optimistic = best case.

Low £801/mo

Realistic £890/mo

Optimistic £979/mo

Based on Local Authority from postcode lookup → Warrington.

LHA (30th percentile) floor for North Cheshire: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Grove Avenue, WA13	£930/mo	2	0.04 miles	OpenRent
2 Bed Maisonette, Appleton Mews, WA13	£1,000/mo	2	0.41 miles	OpenRent
2 Bed Penthouse, Springbank Gardens, WA13	£995/mo	2	0.94 miles	OpenRent
2 Bed Flat, White Clover Square, WA13	£1,245/mo	2	1.18 miles	OpenRent

Average rent: £1,043/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 4.6% gross yield avg £244,438 sale, £930/mo rent

Rent ratio 0.54%

Max investor price (0.8%) £124,750

Target investor price (1%) £99,800

Gross yield 6.5%

Cost-to-rent ratio 15.5×

Monthly cashflow £145/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.2%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~2,062 m² (0.51 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	10
Violence and sexual offences	10
Public order	6
Shoplifting	3
Criminal damage and arson	2
Other theft	2
Bicycle theft	1
Burglary	1
Drugs	1
Total incidents	36

Within 1 mile during Jun 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
Cherry Tree School	Primary	0.2 miles	Good — 18 Jan 2024
Statham Primary School	Primary	0.4 miles	Good — 10 Oct 2013
Bright Futures	Other	0.6 miles	Good — 30 Jan 2022
Ravenbank Primary School	Primary	0.9 miles	Good — 9 May 2023
Chaigeley School	Other	1.3 miles	Good — 11 Mar 2014

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
02/05/2021	16/04/2021	4	—

# 41 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF

## Property details

- Slug: `f92449a` (address key hash: `f92449aef28b77e6a6e354c80143a5e8fe4b260c`)
- Postcode: WA13 0HF
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 67 m²
- EPC rating: E
- Year built: England and Wales: 1983-1990
- Last sold: £185,000 Mar 2026
- Price per m²: £2,761/m²
- Local average: £178,038 (13 sales)
- Street crime: 36 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £185,000
- Date: 2026-03-26
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/09/2034
- **Current heating cost:** £1,535/year
- **Est. upgrade cost to C:** £6,523

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2666-9410-2604-2185)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £185,000 | Flat | +19.4% | £185,374 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-cb77-b8d0-e063-4704a8c08d98) |
| Sold | 2018-09-06 | £155,000 | Flat | — | £190,769 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/79a74e21-37ec-1289-e053-6b04a8c01627) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £185,000 | 26/03/2026 | Flat |
| 41 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £155,000 | 06/09/2018 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166698578](http://87.117.209.195:8080/listings/1c24305)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £185,000 |
| listed | 2025-09-08 | £190,000 |
| sold | 2018-01-01 | £155,000 |
| sold | 2003-01-01 | £110,000 |
| sold | 2001-01-01 | £99,950 |
| sold | 1998-01-01 | £59,900 |
| sold | 1996-01-01 | £47,500 |

## 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 LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £172,000 | 16/01/2026 | Flat |
| THE LIMES 8 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £135,000 | 16/11/2023 | Flat |
| THE HOLLIES, 4 FLAT 1 GROVE AVENUE, LYMM, WARRINGTON, WA13 0HF | £165,000 | 26/09/2023 | Flat |
| THE LIMES 34 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £177,000 | 01/09/2023 | Flat |
| THE LIMES 30 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £170,000 | 14/04/2023 | Flat |
| THE LIMES 11 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £180,000 | 05/12/2022 | Flat |
| THE LIMES 14 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £173,000 | 22/07/2022 | Flat |
| MAYFIELD COURT FLAT 4 CHERRY LANE, LYMM, WARRINGTON, WA13 0PR | £270,000 | 29/06/2022 | Flat |
| GROVE COURT FLAT 8 WEST HYDE, LYMM, WARRINGTON, WA13 0HA | £136,000 | 11/03/2022 | Flat |
| 14 ASH ROAD, LYMM, WARRINGTON, WA13 0EY | £128,000 | 10/12/2021 | Flat |
| GROVE COURT FLAT 9 WEST HYDE, LYMM, WARRINGTON, WA13 0HA | £140,000 | 22/09/2021 | Flat |
| THE LIMES 10 BOOTHS HILL CLOSE, LYMM, WARRINGTON, WA13 0DW | £166,000 | 21/09/2021 | Flat |

**Area average:** £167,667 (12 sales)

## Capital growth trend

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

- **5y growth:** 44.7%
- **10y growth:** 114.6%

## House Price Index (HM Land Registry)

*Official index for Warrington; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 12.7%
- **10y growth (index):** 38.9%

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Grove Avenue, WA13 | £930/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Maisonette, Appleton Mews, WA13 | £1,000/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Penthouse, Springbank Gardens, WA13 | £995/mo | 2 | 0.94 miles | OpenRent |
| 2 Bed Flat, White Clover Square, WA13 | £1,245/mo | 2 | 1.18 miles | OpenRent |

**Average rent: £1,043/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £124,750
- **Target investor price (1%):** £99,800

*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

- **This street:** 4.6% gross yield (avg £244,438 sale, £930/mo rent)
*Based on OpenRent comparables (median £998/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £145/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.2%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 10 |
| Violence and sexual offences | 10 |
| Public order | 6 |
| Shoplifting | 3 |
| Criminal damage and arson | 2 |
| Other theft | 2 |
| Bicycle theft | 1 |
| Burglary | 1 |
| Drugs | 1 |
| **Total incidents** | **36** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Cherry Tree School | Primary | 0.2 miles | Good — 18 Jan 2024 |
| Statham Primary School | Primary | 0.4 miles | Good — 10 Oct 2013 |
| Bright Futures | Other | 0.6 miles | Good — 30 Jan 2022 |
| Ravenbank Primary School | Primary | 0.9 miles | Good — 9 May 2023 |
| Chaigeley School | Other | 1.3 miles | Good — 11 Mar 2014 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14562031
- **Address:** 41 Grove Avenue, LYMM, WA13 0HF
- **Certificate Issued:** 02/05/2021
- **Work Completed:** 16/04/2021
- **Items:** 4 window(s)