# 3 bedroom detached house for sale (WA12 9PX) ## Property Details | Key | Value | |-----|-------| | Address | 26 DEAN MEADOW, NEWTON-LE-WILLOWS, MERSEYSIDE WA12 9PX | | Price | £159,950 | | Bedrooms | 3 | | Last sold | £157,000 Aug 2013 | ## Description An immaculately presented and well maintained detached house set in a quiet cul-de-sac location. Briefly comprising: entrance hall, lounge, conservatory, stylish kitchen/diner with integrated appliances, three bedrooms and modern family bathroom. Complemented with gas central heating with newly fitted Combi boiler and double glazing. Overlooking playing fields to rear, driveway for several vehicles. Newton-Le-Willows is a convenient location for commuters with access to the East Lancashire Road, M6 and M62 motorways, the rail stations of Newton and Earlestown, plus public transport services into neighbouring towns. Our suggested internal inspection will reveal an accommodation as follows: ENTRANCE HALL: Upvc entrance door, stairs to first floor. Timber and glazed door leading into: LOUNGE: 17'4" x 9'7" - Double glazed bay window to front elevation, radiator, feature Portuguese Lime stone fire surround with gas 'living flame' fire, radiator, double glazed french doors leading into: CONSERVATORY: 10'8" x 8'7" - A most enhancing and useful addition to the property having brick base with upvc sealed unit double glazed windows. Double glazed french doors to the rear garden, ceramic tiled floor. KITCHEN/DINER: 16'1" x 9'2" - Fitted with a comprehensive range of solid oak wood units with integrated fridge freezer, dishwasher, washing machine, microwave, electric double oven and hob, stainless steel sink unit, complementary tiling, double glazed window to front and rear elevations, radiator, useful understairs cupboard with fitted shelves, laminate flooring. FIRST FLOOR: LANDING: Loft access to roof void. BEDROOM 1: 10'5" x 9'4" - With double glazed box window to front elevation, built-in wardrobes, radiator. BEDROOM 2: 9'11" x 8'1" - Double glazed window to front elevation, radiator, built in cupboard housing Combi central heating boiler, fitted wardrobes. BEDROOM 3: 7'10" x 6'11" - Double glazed window to rear elevation, radiator. BATHROOM: A modern white three piece suite comprising: panelled bath with power shower over, wash hand basin with vanity unit under, low level w.c. heated chrome ladder style towel radiator, complementary wall tiles and laminate flooring. Double glazed window to side elevation. OUTSIDE; The foregarden is laid to lawn with border and shrubs and block paved for extra parking. Block paved driveway to rear. The enclosed attractive rear garden overlooking the playing fields is laid to lawn with borders interspersed with mature shrubs and has two block paved areas. Two useful sheds for storage and side gate access. G E N E R A L I N F O R M A T I O N PLEASE NOTE: WE HAVE NOT TESTED ANY APPARATUS, EQUIPMENT, FIXTURES, FITTINGS OR SERVICES, SO CANNOT VERIFY THEY ARE IN WORKING ORDER OR FIT FOR THEIR PURPOSE. LOCAL AUTHORITY: St Helens Borough Council VIEWING: By arrangement through the Estate Office, 93 High Street, Newton-le-Willows. LOCATION: From our High Street office turn left to the mini island. Turn left onto Crow Lane East. At the first set of traffic lights turn left into Sanderling Way and first left into Dean Meadow. The property is on the left hand side. WEB SITE: www.fraser-reeves.co.uk FREE MARKET APPRAISAL: Tel: Scott Fraser MNAEA, 01925 222555 Independent Mortgage Broker: The Mortgage Choice - Nicola Hunt CeMAP,F.Inst.L.Ex T:01744 810104 /01925 222229 M:07760 456142 E:nhunt@themortgagechoice.uk.com W: www.themortgagechoice.uk.com Independent Chartered Surveyor: Andrew Chinn MRICS, Environ Property Consultants 01925 357317 M: 07969 076045 www.environpropertyconsultants.co.uk OFFICE HOURS Monday to Friday - 9.00 am to 5.00 pm Saturday - 9.00 am to 3.00 pm ## Property Photos - ![MODERN LIVING](/listings/photos/34210621/263165) - MODERN LIVING - ![ATTRACTIVE LOUNGE](/listings/photos/34210621/263170) - ATTRACTIVE LOUNGE - ![INTERGRATED](/listings/photos/34210621/263172) - INTERGRATED - ![CONSERVATORY](/listings/photos/34210621/263174) - CONSERVATORY - ![ANOTHER ANGLE](/listings/photos/34210621/263178) - ANOTHER ANGLE - ![LOOKING BACK](/listings/photos/34210621/263182) - LOOKING BACK - ![MASTER BEDROOM](/listings/photos/34210621/263186) - MASTER BEDROOM - ![WARM GLOW](/listings/photos/34210621/263189) - WARM GLOW - ![ROOM TO PLAY](/listings/photos/34210621/263192) - ROOM TO PLAY - ![SECOND BEDROOM](/listings/photos/34210621/263199) - SECOND BEDROOM - ![STORAGE](/listings/photos/34210621/263203) - STORAGE - ![ALFRESCO](/listings/photos/34210621/263210) - ALFRESCO - ![MODERN BATHROOM](/listings/photos/34210621/263213) - MODERN BATHROOM - ![THIRD BEDROOM](/listings/photos/34210621/263216) - THIRD BEDROOM - ![SHOWER](/listings/photos/34210621/263219) - SHOWER - ![REAR GARDEN](/listings/photos/34210621/263222) - REAR GARDEN - ![TIME TO RELAX](/listings/photos/34210621/263227) - TIME TO RELAX - ![SITTING PRETTY](/listings/photos/34210621/263230) - SITTING PRETTY ## EPC Graphs - ![EPC 1](/listings/photos/34210621/263231) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #5124991 - **Address:** 26 Dean Meadow, NEWTON-LE-WILLOWS, WA12 9PX - **Certificate Issued:** 15/10/2007 - **Work Completed:** 26/09/2007 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 26 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £157,000 | 28/08/2013 | 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 | | 11 COLE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 0EF | £126,174 | 10/06/2022 | Detached | | 8 LAPWING CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9RP | £260,000 | 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 | | 20 WHIMBREL AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9XG | £225,000 | 24/09/2021 | Detached | | 21 CARDINAL WAY, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FY | £350,000 | 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:** -51.4% ## 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 | 0.33 miles | OpenRent | | 3 Bed Terraced House, Rydal Street, WA12 | £1,100/mo | 3 | 0.37 miles | OpenRent | **Average rent: £1,025/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.64% (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:** 7.7% - **Cost-to-rent:** 13× - **Monthly cashflow:** £268/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.9% *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:** 26.5% - **10y growth:** 53.3% ## 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)