Sold STC Mews

39C

PARK ROAD SOUTH, NEWTON-LE-WILLOWS, MERSEYSIDE WA12 8EZ

3 beds 2 baths 861 sq ft Listed 11 Aug 2022 (-1381d)

£200,000

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# 3 bedroom mews property for sale (WA12 8EZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39C, PARK ROAD SOUTH, NEWTON-LE-WILLOWS, MERSEYSIDE WA12 8EZ |
| Price | £200,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 80 m² |
| Last sold | £205,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £371/year
- **Est. upgrade cost to C:** £11,540

### Recommendations
- E (£40)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0148-2885-6413-9196-9011)

## Description

**** **** A fabulous 3 bedroom End-of-Mews property for sale, situated just 0.7m walk from Newton-le-Willows Train Station, and the High Street.

The property briefly comprises of a useful entrance porch, generous living room, open-plan kitchen/diner with a cream kitchen complemented by grey laminate worktops, and downstairs WC to the ground floor. Upstairs there are three good sized bedroom, en-suite shower room, and a family bathroom.

Externally there is a front garden and side passage with access to the generously sized rear garden including a decking area and lawn. Behind the property there are two allocated parking spaces.

**LIVING** **ROOM** **** Overlooking the front elevation, the living room has wood flooring and warmed by GCH radiator

**KITCHEN/DINER** **** Open plan kitchen/diner with wood flooring.  Modern fitted kitchen, integrated appliances include oven, microwave, hob and extractor hood.  UPVC patio doors lead out into the garden

**WC** **** Downstairs WC with hand basin, warmed by GCH radiator

**BEDROOM** **1** **** Overlooking the rear elevation, the master bedroom has wood flooring and fitted wardrobes

**BEDROOM** **2** **** Overlooking the front elevation, double bedroom with wood flooring and neutral decor

**BEDROOM** **3** **** Single bedroom overlooking the front elevation wood flooring and neutral decor

**BATHROOM** **** The bathroom has a white suite, partially tiled walls and wood laminate flooring

**ENSUITE** **** Ensuite shower room with partially tiled walls and warmed by GCH radiator

**EXTERIOR** **** The property has a front garden and pathway to the front exterior.  The rear exterior is a good size and has stone, lawn and decked areas.

## Property Photos

- ![Photo](/listings/photos/125989292/447203)
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## Floorplans

- ![Floorplan 1](/listings/photos/125989292/447221) - Floorplan 1
- ![Floorplan 2](/listings/photos/125989292/447222) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/125989292/447223) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39C PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ | £205,000 | 14/03/2023 | Semi-detached |
| 39C PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ | £122,500 | 27/03/2009 | Semi-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 |
|---------|-------|------|------|
| [Same street] 39 PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ | £195,000 | 15/11/2021 | Terraced |
| [Same street] 41 PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ | £245,000 | 16/07/2021 | Terraced |

**Street average:** £220,000 (2 sales)

## Price vs local average

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

- **Local average:** £162,440 (6 Other, WA12, 2024–2026)
- **Deviation:** +23.1%

## 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 | 0.27 miles | OpenRent |
| 3 Bed Terraced House, Rydal Street, WA12 | £1,100/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Terraced House, Caunce Avenue, WA12 | £875/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Terraced House, Bradlegh Road, WA12 | £1,100/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Terraced House, Hope Street, WA12 | £950/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed Terraced House, King St, WA12 | £1,170/mo | 3 | 0.62 miles | OpenRent |

**Average rent: £1,024/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (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:** 6.2%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £110/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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).*

## Price per Square Metre

- **£/m²:** £2,500/m²

## Capital growth trend

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

- **5y growth:** -62.2%

## House Price Index (HM Land Registry)

*Official index for St Helens; All dwelling types series; as of February 2026.*

- **1y growth (index):** 8.5%
- **5y growth (index):** 38.3%
- **10y growth (index):** 81.2%

## 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

FREEHOLD

Floor area

80 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£205,000 Mar 2023

Price per m²

£2,500/m²

Local average

£162,440 (+23.1%)

Deprivation

Decile 1 (3,273 of 33,755)

Street crime

154 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes
Garden: Yes

Description

** A fabulous 3 bedroom End-of-Mews property for sale, situated just 0.7m walk from Newton-le-Willows Train Station, and the High Street.

The property briefly comprises of a useful entrance porch, generous living room, open-plan kitchen/diner with a cream kitchen complemented by grey laminate worktops, and downstairs WC to the ground floor. Upstairs there are three good sized bedroom, en-suite shower room, and a family bathroom.

Externally there is a front garden and side passage with access to the generously sized rear garden including a decking area and lawn. Behind the property there are two allocated parking spaces.

LIVING ROOM Overlooking the front elevation, the living room has wood flooring and warmed by GCH radiator

KITCHEN/DINER Open plan kitchen/diner with wood flooring. Modern fitted kitchen, integrated appliances include oven, microwave, hob and extractor hood. UPVC patio doors lead out into the garden

WC Downstairs WC with hand basin, warmed by GCH radiator

BEDROOM 1 Overlooking the rear elevation, the master bedroom has wood flooring and fitted wardrobes

BEDROOM 2 Overlooking the front elevation, double bedroom with wood flooring and neutral decor

BEDROOM 3 Single bedroom overlooking the front elevation wood flooring and neutral decor

BATHROOM The bathroom has a white suite, partially tiled walls and wood laminate flooring

ENSUITE Ensuite shower room with partially tiled walls and warmed by GCH radiator

EXTERIOR ** The property has a front garden and pathway to the front exterior. The rear exterior is a good size and has stone, lawn and decked areas.

Listed by

Newton Le Willows

Jump-Pad Limited

Reference: 125989292

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 15/09/2016

Current heating cost: £371/year

Potential heating cost: £379/year

Est. upgrade cost to C: £11,540

Recommendations

Low energy lighting for all fixed outlets (£40)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC 1

Price history

67% since 2009

Event	Date	Price	% change
Sold	14/03/2023 (3 years ago)	£205,000	+67.3%
Sold	27/03/2009 (17 years ago)	£122,500	—

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 39 PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ	£195,000	15/11/2021	Terraced
Same street 41 PARK ROAD SOUTH, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 8EZ	£245,000	16/07/2021	Terraced

Street average: £220,000 (2 sales)

Capital growth trend

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

5y growth -62.2%

House Price Index (HM Land Registry — official index, not sold-price averages): St Helens. Series: All dwelling types. As of February 2026.

1y (index) 8.5%

5y (index) 38.3%

10y (index) 81.2%

Rental Range

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

Low £704/mo

Realistic £782/mo

Optimistic £860/mo

Based on Local Authority from postcode lookup → St. Helens.

LHA (30th percentile) floor for Kendal: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA12 8EZ

Nearby

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

Type	Name	Distance
Bus stop	PARK ROAD SOUTH/LILY AVENUE	0.0 miles
Bus stop	PARK RD STH/MAPLE AVE	0.1 miles
Shop	Doggy Style Grooming Salon	0.1 miles
Shop	Unknown	0.1 miles
Train station	Earlestown	0.5 miles
Train station	Newton-le-Willows	0.7 miles
Hospital	St Helens Hospital	3.9 miles
University	University of Chester - Warrington Campus	3.9 miles
Hospital	Leigh Health Centre	6.1 miles
University	University of Bolton	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	61
Anti-social behaviour	20
Criminal damage and arson	16
Shoplifting	16
Public order	14
Other theft	9
Drugs	7
Other crime	6
Vehicle crime	3
Burglary	1
Robbery	1
Total incidents	154

Within 1 mile during Mar 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
Wargrave House School	Other	0.3 miles	Good — 30 Jun 2022
Ascent Autism Specialist College	Other	0.3 miles	— (No rating)
Wargrave CofE Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
Newton-le-Willows Primary School	Primary	0.4 miles	Good — 16 Jun 2016
St Mary's Catholic Junior Academy	Primary	0.6 miles	Requires improvement — 23 Jan 2023

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	0.27 miles	OpenRent
3 Bed Terraced House, Rydal Street, WA12	£1,100/mo	3	0.3 miles	OpenRent
3 Bed Terraced House, Caunce Avenue, WA12	£875/mo	3	0.33 miles	OpenRent
3 Bed Terraced House, Bradlegh Road, WA12	£1,100/mo	3	0.39 miles	OpenRent
3 Bed Terraced House, Hope Street, WA12	£950/mo	3	0.48 miles	OpenRent
3 Bed Terraced House, King St, WA12	£1,170/mo	3	0.62 miles	OpenRent

Average rent: £1,024/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £128,125

Target investor price (1%) £102,500

Gross yield 6.2%

Cost-to-rent ratio 16.3×

Monthly cashflow £110/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

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).