# 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) - ![Photo](/listings/photos/125989292/447204) - ![Photo](/listings/photos/125989292/447205) - ![Photo](/listings/photos/125989292/447206) - ![Photo](/listings/photos/125989292/447207) - ![Photo](/listings/photos/125989292/447208) - ![Photo](/listings/photos/125989292/447209) - ![Photo](/listings/photos/125989292/447210) - ![Photo](/listings/photos/125989292/447211) - ![Photo](/listings/photos/125989292/447212) - ![Photo](/listings/photos/125989292/447213) - ![Photo](/listings/photos/125989292/447214) - ![Photo](/listings/photos/125989292/447215) - ![Photo](/listings/photos/125989292/447216) - ![Photo](/listings/photos/125989292/447217) - ![Photo](/listings/photos/125989292/447218) - ![Photo](/listings/photos/125989292/447219) - ![Photo](/listings/photos/125989292/447220) ## 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)