# 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 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) ## Property Photos - ![Photo](/listings/photos/168634832/110676) - ![Photo](/listings/photos/168634832/110677) - ![Photo](/listings/photos/168634832/110678) - ![Photo](/listings/photos/168634832/110679) - ![Photo](/listings/photos/168634832/110680) - ![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) - ![Photo](/listings/photos/168634832/110686) - ![Photo](/listings/photos/168634832/110687) - ![Photo](/listings/photos/168634832/110688) - ![Photo](/listings/photos/168634832/110689) - ![Photo](/listings/photos/168634832/110690) - ![Photo](/listings/photos/168634832/110691) - ![Photo](/listings/photos/168634832/110692) - ![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 ## 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, Chapelside Close, WA5 | £800/mo | 2 | 0.5 miles | OpenRent | | 2 Bed Flat, Chapelside Close, WA5 | £900/mo | 2 | 0.5 miles | OpenRent | | 2 Bed Flat, Louisiana Drive, WA5 | £1,050/mo | 2 | 1.09 miles | OpenRent | | 2 Bed Flat, Louisiana Drive, WA5 | £950/mo | 2 | 1.11 miles | OpenRent | | 2 Bed Flat, Louisiana Drive, WA5 | £950/mo | 2 | 1.11 miles | OpenRent | | 2 Bed Flat, Louisiana Drive, WA5 | £890/mo | 2 | 1.11 miles | OpenRent | **Average rent: £923/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £115,625 - **Target investor price (1%):** £92,500 *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 £925/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.7× - **Monthly cashflow:** £-315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.6% *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:** 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)