# 3 bedroom detached house for sale (WA12 9PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 DEAN MEADOW, NEWTON-LE-WILLOWS, MERSEYSIDE WA12 9PX |
| Price | £140,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £140,000 May 2016 |

## Description

Hobsons are delighted to offer For Sale this well presented three bedroomed detached home. Situated in a sought after cul de sac position and located close to the local schools, amenities and transport networks. The property is warmed by gas central heating and double glazing throughout it briefly comprises; Entrance hall, lounge leading to dining room/kitchen, conservatory. On  the first floor there are three bedrooms and a family bathroom. To the front of the property there is a low maintenance garden with driveway and detached garage.There is an enclosed garden to the rear which benefits from not being overlooked. Viewing is highly recommended to fully appreciate the potential offered.

**Bedroom 1** - 12' 08" x 9' 03" - 

**Bedroom 2** - 10' 0" x 8' 05" - 

**Bedroom 3** - 8' 02" x 6' 08" - 

**Reception 1** - 14' 09" x 11' 10" - 

**Reception 2** - 11' 0" x 7' 04" - 

**Reception 3** - 11' 10" x 11' 0" - 

**Kitchen** - 10' 0" x 8' 0" -

## Property Photos

- ![Photo](/listings/photos/46940545/263148)
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- ![Photo](/listings/photos/46940545/263160)
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- ![Photo](/listings/photos/46940545/263164)
- ![Photo](/listings/photos/46940545/263168)
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- ![Photo](/listings/photos/46940545/263171)
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- ![Photo](/listings/photos/46940545/263179)
- ![Photo](/listings/photos/46940545/263185)
- ![Photo](/listings/photos/46940545/263191)

## EPC Graphs

- ![EE Rating](/listings/photos/46940545/263196) - EE Rating
- ![EI Rating](/listings/photos/46940545/263197) - EI Rating

## FENSA Certificates

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

### FENSA Certificate #11840858
- **Address:** 22 Dean Meadow, NEWTON-LE-WILLOWS, WA12 9PX
- **Certificate Issued:** 12/09/2016
- **Work Completed:** 27/06/2016
- **Items:** 9 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £140,000 | 09/05/2016 | Detached |
| 22 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £124,000 | 15/05/2009 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 60 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £257,500 | 21/01/2026 | Detached |
| 3 BURSAR CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9JS | £357,500 | 15/12/2025 | Detached |
| 33 CARDINAL WAY, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FY | £425,000 | 10/12/2025 | Detached |
| [Same street] 16 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £186,500 | 11/07/2024 | Semi-detached |
| [Same street] 5 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £127,000 | 28/03/2024 | Flat |
| 27 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £307,500 | 08/12/2023 | Detached |
| [Same street] 43 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £100,000 | 26/10/2023 | Flat |
| 5 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW | £360,000 | 25/08/2023 | Detached |
| [Same street] 20 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £180,000 | 26/07/2023 | Semi-detached |
| 30 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £242,000 | 27/04/2023 | Detached |
| 20 TUTOR BANK DRIVE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9LZ | £412,000 | 03/10/2022 | Detached |
| 5 MANSE GARDENS, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9UJ | £263,000 | 06/07/2022 | Detached |
| 11 LATHAM AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EG | £235,000 | 04/07/2022 | Detached |
| 16 LATHAM AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EG | £293,000 | 21/06/2022 | Detached |
| 1 RIPON CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0BE | £247,500 | 16/06/2022 | Detached |
| 8 LAPWING CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9RP | £260,000 | 10/06/2022 | Detached |
| 11 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £126,174 | 10/06/2022 | Detached |
| 62 CARDINAL WAY, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FX | £285,000 | 20/05/2022 | Detached |
| 11 CARDINAL WAY, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FY | £280,000 | 06/05/2022 | Detached |
| 13 TURNSTONE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9SD | £280,000 | 28/03/2022 | Detached |
| 16 PIPIT AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9RG | £250,000 | 17/03/2022 | Detached |
| [Same street] 33 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £99,000 | 28/02/2022 | Semi-detached |
| [Same street] 27 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £120,000 | 24/09/2021 | Flat |
| 21 CARDINAL WAY, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FY | £350,000 | 24/09/2021 | Detached |
| 20 WHIMBREL AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9XG | £225,000 | 24/09/2021 | Detached |
| 9 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £235,000 | 16/09/2021 | Detached |
| [Same street] 24 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £144,000 | 25/08/2021 | Detached |

**Street average:** £136,643 (7 sales)
**Area average:** £284,559 (20 sales)

## Price vs local average

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

- **Local average:** £329,184 (19 Detached, WA12, 2024–2026)
- **Deviation:** -57.5%

## Rental Range

*ONS Price Index of Private Rents (St. Helens). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £704/mo
- **Realistic:** £782/mo
- **Optimistic:** £860/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kendal (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Oak Avenue, WA12 | £950/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Terraced House, Rydal Street, WA12 | £1,100/mo | 3 | 0.36 miles | OpenRent |

**Average rent: £1,025/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £128,125
- **Target investor price (1%):** £102,500

*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 £1,025/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £346/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.2%

*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).*

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** 69.3%

## House Price Index (HM Land Registry)

*Official index for St Helens; Detached series; as of March 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 31.1%
- **10y growth (index):** 76.9%

## 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)