Sold STC Bungalow

Babbacombe Road

Penketh, Warrington, WA5 2PX

2 beds 1 baths Listed 27 Oct 2025 (-229d)

£285,000

Reduced on 9 Apr 2026

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# 2 bedroom bungalow for sale (WA5 2PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Babbacombe Road, Penketh, Warrington, WA5 2PX |
| Price | £285,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |

## Description

Internally you are welcomed into an entrance hallway, large bright lounge with gas fire place, inner hallway with access to the modern kitchen and side porch, three piece white suite bathroom, two double bedrooms with an conservatory off bedroom 2 and access into the garden.

Externally there is more to enjoy, with mature gardens to the front side and rear. The front garden boasts a laid to lawn grass area and a flagged driveway providing ample off road parking and double gates down the side of the property which could also offer additional and secure off road parking. The rear garden is fully enclosed with laid to lawn grass areas, several flagged seating areas and a garden shed.

Viewings are HIGHLY recommended!

Council Tax Band: B (Warrington Borough Council)

Tenure: Leasehold (936 years)

## Property Photos

- ![Photo](/listings/photos/168634832/110676)
- ![Photo](/listings/photos/168634832/110677)
- ![Photo](/listings/photos/168634832/110678)
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- ![Photo](/listings/photos/168634832/110681)
- ![Photo](/listings/photos/168634832/110682)
- ![Photo](/listings/photos/168634832/110683)
- ![Photo](/listings/photos/168634832/110684)
- ![Photo](/listings/photos/168634832/110685)
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- ![Photo](/listings/photos/168634832/110689)
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- ![Photo](/listings/photos/168634832/110691)
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- ![Photo](/listings/photos/168634832/110693)
- ![Photo](/listings/photos/168634832/110694)
- ![Photo](/listings/photos/168634832/110695)

## Floorplans

- ![Floorplan 1](/listings/photos/168634832/110696) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/168634832/110697) - EPC
- ![EPC](/listings/photos/168634832/110698) - EPC

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 23 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX | £265,000 | 20/11/2025 | Semi-detached |
| 37 BIDEFORD ROAD, PENKETH, WARRINGTON, WA5 2QA | £249,000 | 11/11/2025 | Detached |
| [Same street] 2 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX | £275,000 | 13/03/2025 | Semi-detached |
| [Same street] 2 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX | £275,000 | 13/03/2025 | Semi-detached |
| 108 STOCKS LANE, PENKETH, WARRINGTON, WA5 2RJ | £622,500 | 25/04/2023 | Detached |
| 14 SUSAN DRIVE, PENKETH, WARRINGTON, WA5 2RF | £380,000 | 17/11/2022 | Detached |
| [Same street] 18 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX | £220,000 | 01/08/2022 | Semi-detached |
| 18 JUBILEE AVENUE, PENKETH, WARRINGTON, WA5 2PU | £185,000 | 19/04/2022 | Detached |
| 52 STOCKS LANE, PENKETH, WARRINGTON, WA5 2RN | £370,000 | 12/12/2021 | Detached |
| [Same street] 28 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX | £230,000 | 05/08/2021 | Semi-detached |

**Street average:** £253,000 (5 sales)
**Area average:** £361,300 (5 sales)

## Price vs local average

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

- **Local average:** £386,011 (71 Detached, WA5, 2024–2026)
- **Deviation:** -26.2%

## 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):** £588/mo

## 1% Rule

- **Rent ratio:** 0.31% (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.*

## Capital growth trend

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

- **5y growth:** 21.6%
- **10y growth:** 45%

## 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)

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Property details

Tenure

LEASEHOLD (936 years remaining on lease)

Council tax band

Local average

£386,011 (-26.2%)

Deprivation

Decile 10 (30,520 of 33,755)

Street crime

35 incidents within 1 mile (Apr 2026)

Key features

Large Garden
Modernised To A High Standard
No chain
Semi Detached Bungalow
True Bungalow
Two double bedrooms
Ample off road parking

Additional details

Parking: Driveway
Garden: Front garden, Enclosed garden, Rear garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

New Way Homes are delighted to be offering the chance to purchase this modern two bedroom semi detached true bungalow boasting an extensive and beautifully landscaped rear garden which must be viewed to be fully appreciated.

Internally you are welcomed into an entrance hallway, large bright lounge with gas fire place, inner hallway with access to the modern kitchen and side porch, three piece white suite bathroom, two double bedrooms with an conservatory off bedroom 2 and access into the garden.

Externally there is more to enjoy, with mature gardens to the front side and rear. The front garden boasts a laid to lawn grass area and a flagged driveway providing ample off road parking and double gates down the side of the property which could also offer additional and secure off road parking. The rear garden is fully enclosed with laid to lawn grass areas, several flagged seating areas and a garden shed.

Viewings are HIGHLY recommended!

Council Tax Band: B (Warrington Borough Council)
Tenure: Leasehold (936 years)

Listed by

Penketh

New Way Homes

Reference: 168634832

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
11, Babbacombe Road, Penketh, WARRINGTON	56	78	87 m²	England and Wales: 1950-1966	Detached
12 Babbacombe Road, Penketh, WARRINGTON	54	84	65 m²	England and Wales: 1967-1975	Detached
13 Babbacombe Road, Penketh, WARRINGTON	64	76	79 m²	England and Wales: 1967-1975	Detached
14, Babbacombe Road, Penketh, WARRINGTON	71	88	56 m²	England and Wales: 1950-1966	Detached
16 Babbacombe Road, Penketh, WARRINGTON	71	88	55 m²	England and Wales: 1967-1975	Detached
16, Babbacombe Road, Penketh, WARRINGTON	70	89	56 m²	England and Wales: 1967-1975	Detached
18 Babbacombe Road, Penketh, WARRINGTON	65	85	59 m²	England and Wales: 1950-1966	Detached
2 Babbacombe Road, Penketh, WARRINGTON	62	83	75 m²	England and Wales: 1950-1966	Detached
20, Babbacombe Road, Penketh, WARRINGTON	56	80	69 m²	England and Wales: 1950-1966	Detached
21, Babbacombe Road, Penketh, WARRINGTON	66	84	69 m²	England and Wales: 1950-1966	Detached
23 Babbacombe Road, Penketh, WARRINGTON	66	80	123 m²	England and Wales: 1950-1966	Detached
24, Babbacombe Road, Penketh, WARRINGTON	70	87	64 m²	England and Wales: 1967-1975	Detached
26 Babbacombe Road, Penketh, WARRINGTON	60	82	62 m²	England and Wales: 1967-1975	Detached
27, Babbacombe Road, Penketh, WARRINGTON	69	87	56 m²	England and Wales: 1967-1975	Detached
28 BABBACOMBE ROAD, PENKETH, WARRINGTON, WARRINGTON	60	86	81 m²	England and Wales: 1950-1966	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

EPC

Price history

Event	Date	Price	% change
Listed for sale	—	£285,000	—

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
Same street 23 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX	£265,000	20/11/2025	Semi-detached
37 BIDEFORD ROAD, PENKETH, WARRINGTON, WA5 2QA	£249,000	11/11/2025	Detached
Same street 2 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX	£275,000	13/03/2025	Semi-detached
Same street 2 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX	£275,000	13/03/2025	Semi-detached
108 STOCKS LANE, PENKETH, WARRINGTON, WA5 2RJ	£622,500	25/04/2023	Detached
14 SUSAN DRIVE, PENKETH, WARRINGTON, WA5 2RF	£380,000	17/11/2022	Detached
Same street 18 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX	£220,000	01/08/2022	Semi-detached
18 JUBILEE AVENUE, PENKETH, WARRINGTON, WA5 2PU	£185,000	19/04/2022	Detached
52 STOCKS LANE, PENKETH, WARRINGTON, WA5 2RN	£370,000	12/12/2021	Detached
Same street 28 BABBACOMBE ROAD, PENKETH, WARRINGTON, WA5 2PX	£230,000	05/08/2021	Semi-detached

Street average: £253,000 (5 sales)

Area average: £361,300 (5 sales)

Capital growth trend

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

5y growth 21.6%

10y growth 45%

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

1y (index) 2.6%

5y (index) 24.2%

10y (index) 59%

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: £588/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA5 2PX

Address

Babbacombe Road

Nearby

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

Type	Name	Distance
Bus stop	Jubilee Avenue	0.1 miles
Bus stop	Unknown	0.1 miles
Shop	Betfred	0.2 miles
Shop	Bernard Stretch Family Butcher	0.2 miles
Train station	Sankey for Penketh	0.6 miles
Train station	Warrington West	1.1 miles
Hospital	Warrington Hospital	2.2 miles
Hospital	Lea Court	2.8 miles
University	University of Chester - Warrington Campus	5.0 miles
University	Liverpool Hope University	9.6 miles

Street-level crime

Category	Count
Violence and sexual offences	23
Anti-social behaviour	4
Criminal damage and arson	3
Drugs	2
Public order	2
Other theft	1
Total incidents	35

Within 1 mile during Apr 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
Penketh Primary School	Primary	0.1 miles	Good — 25 May 2023
St Joseph's Catholic Primary School	Primary	0.2 miles	Good — 22 Apr 2016
St Vincent's Catholic Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Penketh South Community Primary School	Primary	0.5 miles	Good — 15 Jun 2017
Park Road Community Primary School	Primary	0.5 miles	Good — 24 May 2012

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.31%

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).

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