# 2 bedroom terraced house for sale (WA10 1JB) ## Property Details | Key | Value | |-----|-------| | Address | 31 BRYNN STREET, ST HELENS, MERSEYSIDE WA10 1JB | | Price | £120,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | TBC | | Construction age | England and Wales: 1900-1929 | | Floor area | 93 m² | | Last sold | £100,000 Feb 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 13/07/2035 - **Est. upgrade cost to C:** £25,750 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9145-3052-7203-3495-6200) ## Description Entwistle Green are excited to bring this fantastic two bedroom mid-terraced property in St Helens Town Centre. Conveniently located to all local amenities including shops, schools and public transport links this property is ideal for you! With two reception rooms with one leading out to the rear yard through the double doors, kitchen plus a utility room this property is a fantastic place to call your own. Upstairs includes two double bedrooms and a family bathroom. ## Property Photos - ![PHOTOGRAPHY](/listings/photos/158234501/1342290) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342291) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342292) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342293) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342294) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342295) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342296) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342297) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342299) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342302) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342303) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342304) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342306) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342309) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342311) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342314) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/158234501/1342317) - PHOTOGRAPHY ## Floorplans - ![FLOOR-PLAN](/listings/photos/158234501/1342320) - FLOOR-PLAN ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 31 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £100,000 | 17/02/2022 | Terraced | | 31 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £73,000 | 17/09/2010 | 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 | |---------|-------|------|------| | [Same street] 51 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £70,000 | 12/12/2025 | Other | | 121 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JR | £90,000 | 26/08/2025 | Terraced | | 77 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JW | £105,000 | 10/10/2023 | Terraced | | 69 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £82,000 | 26/06/2023 | Terraced | | 114 BIRCHLEY STREET, ST HELENS, MERSEYSIDE, WA10 1HT | £83,000 | 14/04/2023 | Terraced | | 56 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £85,000 | 27/01/2023 | Terraced | | [Same street] 37 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £115,000 | 20/01/2023 | Terraced | | 99 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £112,000 | 13/12/2022 | Terraced | | [Same street] 41 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £110,000 | 25/10/2022 | Terraced | | [Same street] 34 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £141,000 | 16/06/2022 | Terraced | | 99 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £61,000 | 26/04/2022 | Terraced | | 63 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £101,000 | 08/04/2022 | Terraced | | 81 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £78,000 | 05/04/2022 | Terraced | | [Same street] 28 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JB | £81,000 | 01/04/2022 | Terraced | | 38 BIRCHLEY STREET, ST HELENS, MERSEYSIDE, WA10 1HT | £81,250 | 31/03/2022 | Terraced | | 76 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £99,000 | 15/03/2022 | Terraced | | 84 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JW | £101,000 | 17/12/2021 | Terraced | | 66 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JW | £110,000 | 06/12/2021 | Terraced | | 56 BIRCHLEY STREET, ST HELENS, MERSEYSIDE, WA10 1HT | £87,000 | 30/11/2021 | Terraced | | 73 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JW | £56,000 | 09/11/2021 | Terraced | | 106 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JR | £70,000 | 12/10/2021 | Terraced | | 69 BRYNN STREET, ST HELENS, MERSEYSIDE, WA10 1JA | £80,000 | 06/10/2021 | Terraced | | 116 HARDSHAW STREET, ST HELENS, MERSEYSIDE, WA10 1JR | £110,000 | 30/09/2021 | Terraced | **Street average:** £103,400 (5 sales) **Area average:** £88,403 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £125,311 (81 Terraced, WA10, 2024–2026) - **Deviation:** -4.2% ## Rental Range *ONS Price Index of Private Rents (St. Helens). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £711/mo - **Realistic:** £790/mo - **Optimistic:** £869/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for St Helens (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £524/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 | |------|------|------|------|------| | 2 Bed Flat, North Road, WA10 | £800/mo | 2 | 0.22 miles | OpenRent | **Average rent: £800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.67% (weak for cashflow) - **Max investor price (0.8%):** £100,000 - **Target investor price (1%):** £80,000 *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 £800/mo).* - **Gross yield:** 8% - **Cost-to-rent:** 12.5× - **Monthly cashflow:** £222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.7% *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:** £1,290/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.3% - **10y growth:** 43.8% ## House Price Index (HM Land Registry) *Official index for St Helens; Terraced series; as of April 2026.* - **1y growth (index):** 7.9% - **5y growth (index):** 33.9% - **10y growth (index):** 78.1% ## 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)