Sold STC Terraced

20 BELL LANE

ST HELENS, SUTTON MANOR, MERSEYSIDE WA9 4BD

2 beds 1 baths 77 m² Listed 23 Oct 2025 (-240d)

£75,000

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# 2 bedroom terraced house for sale (WA9 4BD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 BELL LANE, ST HELENS, SUTTON MANOR, MERSEYSIDE WA9 4BD |
| Price | £75,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £57,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/10/2035
- **Current heating cost:** £807/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4435-3420-0509-0284-5296)

## Description

The accommodation is arranged over two floors briefly as follows:- Vestibule, lounge with opening to dining area, kitchen, rear vestibule, bathroom. To the first floor off the landing are two double bedrooms and externally is a garden front and rear courtyard. EARLY VIEWINGS ADVISED.

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

SHE250573/2

## Property Photos

- ![Front External](/listings/photos/168522713/698176) - Front External
- ![Lounge](/listings/photos/168522713/698177) - Lounge
- ![Kitchen](/listings/photos/168522713/698178) - Kitchen
- ![Bathroom](/listings/photos/168522713/698180) - Bathroom
- ![Bedroom One](/listings/photos/168522713/698182) - Bedroom One
- ![Front View](/listings/photos/168522713/698184) - Front View
- ![Dining Area](/listings/photos/168522713/698186) - Dining Area
- ![Bedroom Two](/listings/photos/168522713/698188) - Bedroom Two
- ![Rear External](/listings/photos/168522713/698190) - Rear External
- ![Kitchen](/listings/photos/168522713/698194) - Kitchen

## Floorplans

- ![Floorplan](/listings/photos/168522713/698196) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/168522713/698199) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 BELL LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BD | £57,500 | 03/03/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 152 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £70,000 | 05/12/2025 | Terraced |
| 134 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £112,000 | 20/12/2023 | Terraced |
| 2 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL | £110,000 | 19/10/2023 | Terraced |
| [Same street] 44 BELL LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BD | £173,000 | 07/07/2023 | Terraced |
| [Same street] 32 BELL LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BD | £77,000 | 20/06/2023 | Terraced |
| 186 JUBITS LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4RX | £165,000 | 18/10/2022 | Terraced |
| 158 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £140,000 | 30/09/2022 | Terraced |
| 180 JUBITS LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4RX | £175,000 | 26/09/2022 | Terraced |
| 48 FOREST ROAD, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4AY | £83,000 | 15/09/2022 | Terraced |
| 1A FEENEY STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BJ | £36,000 | 09/09/2022 | Terraced |
| 42 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH | £130,000 | 25/07/2022 | Terraced |
| 160 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £135,000 | 12/04/2022 | Terraced |
| 30 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL | £84,500 | 29/03/2022 | Terraced |
| 46 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH | £97,500 | 18/03/2022 | Terraced |
| 60 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £130,000 | 25/10/2021 | Terraced |
| 136 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £136,000 | 08/10/2021 | Terraced |
| 23 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL | £83,000 | 27/09/2021 | Terraced |
| 55 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH | £88,500 | 17/09/2021 | Terraced |
| 152 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG | £67,500 | 08/07/2021 | Terraced |

**Street average:** £125,000 (2 sales)
**Area average:** £108,412 (17 sales)

## Price vs local average

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

- **Local average:** £115,601 (81 Terraced, WA9, 2024–2026)
- **Deviation:** -35.1%

## 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 St Helens (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £524/mo

## 1% Rule

- **Rent ratio:** 1.04% (strong)
- **Max investor price (0.8%):** £97,750
- **Target investor price (1%):** £78,200

*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.*

## Price per Square Metre

- **£/m²:** £974/m²

## Capital growth trend

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

- **5y growth:** 16%
- **10y growth:** 34.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4%
- **5y growth (index):** 32.5%
- **10y growth (index):** 80.3%

## 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)

Front External Lounge Kitchen Bathroom Bedroom One Front View Dining Area Bedroom Two Rear External Kitchen

/ 10

Property details

Tenure

FREEHOLD

Floor area

77 m²

Council tax band

EPC rating

Last sold

£57,500 Mar 2026

Price per m²

£974/m²

Local average

£115,601 (-35.1%)

Deprivation

Decile 2 (6,094 of 33,755)

Street crime

69 incidents within 1 mile (Apr 2026)

Key features

Garden Fronted Mid Terraced House
Two Bedrooms
Overlooking Fields To The Front
Two Double Bedrooms
Established Area

Additional details

Garden: Yes

Description

Located in an established, residential area, with all amenities close by to include shops, schools and transport links, this garden fronted mid terraced house has a most pleasant outlook to the front across fields and has a gas central heating system complemented by double glazing.
The accommodation is arranged over two floors briefly as follows:- Vestibule, lounge with opening to dining area, kitchen, rear vestibule, bathroom. To the first floor off the landing are two double bedrooms and externally is a garden front and rear courtyard. EARLY VIEWINGS ADVISED.

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

SHE250573/2

Listed by

St Helens

Favsco 23 Ltd - LSL Franchise

Reference: 168522713

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 14/10/2025

Expiry date: 13/10/2035

Current heating cost: £807/year

Potential heating cost: £584/year

Est. upgrade cost to C: £20,550

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (suspended floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	03/03/2026 (3 months ago)	£57,500	—

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
152 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£70,000	05/12/2025	Terraced
134 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£112,000	20/12/2023	Terraced
2 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL	£110,000	19/10/2023	Terraced
Same street 44 BELL LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BD	£173,000	07/07/2023	Terraced
Same street 32 BELL LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BD	£77,000	20/06/2023	Terraced
186 JUBITS LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4RX	£165,000	18/10/2022	Terraced
158 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£140,000	30/09/2022	Terraced
180 JUBITS LANE, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4RX	£175,000	26/09/2022	Terraced
48 FOREST ROAD, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4AY	£83,000	15/09/2022	Terraced
1A FEENEY STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BJ	£36,000	09/09/2022	Terraced
42 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH	£130,000	25/07/2022	Terraced
160 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£135,000	12/04/2022	Terraced
30 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL	£84,500	29/03/2022	Terraced
46 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH	£97,500	18/03/2022	Terraced
60 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£130,000	25/10/2021	Terraced
136 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£136,000	08/10/2021	Terraced
23 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BL	£83,000	27/09/2021	Terraced
55 TENNYSON STREET, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4BH	£88,500	17/09/2021	Terraced
152 CHANDLERS WAY, SUTTON MANOR, ST HELENS, MERSEYSIDE, WA9 4TG	£67,500	08/07/2021	Terraced

Street average: £125,000 (2 sales)

Area average: £108,412 (17 sales)

Capital growth trend

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

5y growth 16%

10y growth 34.8%

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

1y (index) 4%

5y (index) 32.5%

10y (index) 80.3%

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 St Helens: £524/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA9 4BD

Nearby

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

Type	Name	Distance
Bus stop	JUBITS LN/BELL LN	0.0 miles
Bus stop	JUBITS LN/SMITHY MANOR	0.1 miles
Shop	Heron Foods	0.7 miles
Shop	Betfred	0.7 miles
Train station	Lea Green	1.1 miles
Train station	Rainhill	1.6 miles
Hospital	St Helens Hospital	2.0 miles
Hospital	Marie Curie Hospice	6.1 miles
University	University of Chester - Warrington Campus	7.5 miles
University	Edge Hill University	11.8 miles

Street-level crime

Category	Count
Violence and sexual offences	28
Anti-social behaviour	10
Criminal damage and arson	9
Public order	7
Drugs	5
Shoplifting	4
Vehicle crime	3
Other crime	2
Burglary	1
Total incidents	69

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
Sutton Manor Community Primary School	Primary	0.2 miles	Good — 29 Jan 2023
Ash Meadow School	Other	0.5 miles	Good — 20 Sep 2023
St Theresa's Catholic Primary School	Primary	0.5 miles	Good — 24 Jan 2022
St Bartholomew's Catholic Primary School	Primary	0.9 miles	Good — 20 Jun 2019
Willow Tree Primary School	Primary	1.0 miles	Requires improvement — 21 Sep 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.04%

Max investor price (0.8%) £97,750

Target investor price (1%) £78,200

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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