# 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)