Sold Flat

Dean Meadow

Newton-Le-Willows, Merseyside, WA12 9PX

2 beds Listed 26 Feb 2015 (-4114d)

£85,000

Save

# 2 bedroom apartment for sale (WA12 9PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Dean Meadow, Newton-Le-Willows, Merseyside, WA12 9PX |
| Price | £85,000 |
| Bedrooms | 2 |
| Last sold | £80,000 |

## Description

*** Ideal First Time Buy*** or ***Buy to Let*** Hobsons are delighted to offer for sale this two bedroom ground floor apartment situated in Newton Le Willows. The property is warmed by economy 7 heating, complimented by double glazing and briefly comprises: entrance hallway, kitchen, lounge, bathroom and two double bedrooms. Ideally located close to the High Street and Mesnes Park. The A580 and M6 motorway network, and rail network are close by.Externally there are communal garden areas and allocated parking, must be viewed to fully appreciate the potential offered. No Chain.

Bedroom 113' 09  x 10' 06

Bedroom 213' 08  x 7' 04

Reception 116' 03  x 10' 07

Kitchen10' 10  x 5' 07

## Property Photos

- ![Photo](/listings/photos/50796488/263202)
- ![Photo](/listings/photos/50796488/263208)
- ![Photo](/listings/photos/50796488/263212)
- ![Photo](/listings/photos/50796488/263215)
- ![Photo](/listings/photos/50796488/263218)
- ![Photo](/listings/photos/50796488/263220)
- ![Photo](/listings/photos/50796488/263226)
- ![Photo](/listings/photos/50796488/263229)

## EPC Graphs

- ![EPC 1](/listings/photos/50796488/263232) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £80,000 | 01/01/2018 | — |
|  | £82,000 | 01/01/2006 | — |
|  | £41,950 | 01/01/1997 | — |

## 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] 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 |
| [Same street] 43 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £100,000 | 26/10/2023 | Flat |
| [Same street] 20 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £180,000 | 26/07/2023 | Semi-detached |
| 20 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW | £125,000 | 16/06/2023 | Flat |
| 18 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW | £105,000 | 13/12/2022 | Flat |
| [Same street] 33 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £99,000 | 28/02/2022 | Semi-detached |
| 8 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW | £115,000 | 11/02/2022 | Flat |
| [Same street] 27 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £120,000 | 24/09/2021 | Flat |
| 14 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW | £118,500 | 27/08/2021 | Flat |
| 8 THE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9XA | £127,000 | 27/08/2021 | Flat |
| [Same street] 24 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX | £144,000 | 25/08/2021 | Detached |
| 5 GREENSHANK CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9RT | £95,000 | 16/06/2021 | Flat |

**Street average:** £136,643 (7 sales)
**Area average:** £114,250 (6 sales)

## Price vs local average

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

- **Local average:** £117,250 (2 Flat, WA12, 2024–2026)
- **Deviation:** -27.5%

## 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):** £648/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 Terraced House, Rydal Street, WA12 | £850/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Old Wargrave Road, WA12 | £800/mo | 2 | 0.44 miles | OpenRent |

**Average rent: £825/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.97% (okay)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 11.6%
- **Cost-to-rent:** 8.6×
- **Monthly cashflow:** £383/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 18.6%

*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.*

- **10y growth:** -2.9%

## House Price Index (HM Land Registry)

*Official index for St Helens; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 25.1%
- **10y growth (index):** 58.4%

## 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

Last sold

£80,000

Local average

£117,250 (-27.5%)

Deprivation

Decile 8 (23,774 of 33,755)

Street crime

163 incidents within 1 mile (Mar 2026)

Key features

Ground floor apartment
Two bedrooms
Allocated parking
Close to motorway and rail network
Short walk to Newton High Street
Local amenities
NO CHAIN

Additional details

Parking: Yes

Description

* Ideal First Time Buy* or *Buy to Let* Hobsons are delighted to offer for sale this two bedroom ground floor apartment situated in Newton Le Willows. The property is warmed by economy 7 heating, complimented by double glazing and briefly comprises: entrance hallway, kitchen, lounge, bathroom and two double bedrooms. Ideally located close to the High Street and Mesnes Park. The A580 and M6 motorway network, and rail network are close by.Externally there are communal garden areas and allocated parking, must be viewed to fully appreciate the potential offered. No Chain.
Bedroom 113' 09 x 10' 06
Bedroom 213' 08 x 7' 04
Reception 116' 03 x 10' 07
Kitchen10' 10 x 5' 07

Listed by

Newton-Le-Willows

Hobsons Estate Agents

Reference: 50796488

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
10, Dean Meadow, NEWTON-LE-WILLOWS	63	88	55 m²	England and Wales: 1996-2002	Detached
12, Dean Meadow, NEWTON-LE-WILLOWS	59	86	51 m²	England and Wales: 1991-1995	Detached
14, Dean Meadow, NEWTON-LE-WILLOWS	64	88	55 m²	England and Wales: 1996-2002	Detached
16 Dean Meadow, NEWTON-LE-WILLOWS	58	85	54 m²	England and Wales: 1991-1995	Detached
17 DEAN MEADOW, NEWTON LE WILLOWS, NEWTON LE WILLOWS	58	70	53 m²	England and Wales: 1996-2002	Flat
19, Dean Meadow, NEWTON-LE-WILLOWS	70	93	52 m²	England and Wales: 1996-2002	Detached
20, Dean Meadow, NEWTON-LE-WILLOWS	69	86	55 m²	England and Wales: 1991-1995	Detached
21, Dean Meadow, NEWTON-LE-WILLOWS	64	74	57 m²	England and Wales: 1991-1995	Flat
22, Dean Meadow, NEWTON-LE-WILLOWS	57	83	74 m²	England and Wales: 1991-1995	Detached
23, Dean Meadow, NEWTON-LE-WILLOWS	57	75	58 m²	England and Wales: 1991-1995	Flat
24 DEAN MEADOW, NEWTON LE WILLOWS, NEWTON LE WILLOWS	68	83	74 m²	England and Wales: 1991-1995	Detached
27, Dean Meadow, NEWTON-LE-WILLOWS	68	74	58 m²	England and Wales: 1991-1995	Flat
29, Dean Meadow, NEWTON-LE-WILLOWS	70	76	54 m²	England and Wales: 1991-1995	Flat
31 DEAN MEADOW, NEWTON LE WILLOWS, NEWTON LE WILLOWS	71	75	54 m²	England and Wales: 1991-1995	Flat
33 Dean Meadow, NEWTON-LE-WILLOWS	59	76	57 m²	England and Wales: 1983-1990	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

91% since 1997

Event	Date	Price	% change
Sold	01/01/2018 (8 years ago)	£80,000	-2.4%
Sold	01/01/2006 (20 years ago)	£82,000	+95.5%
Sold	01/01/1997 (29 years ago)	£41,950	—

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 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
Same street 43 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX	£100,000	26/10/2023	Flat
Same street 20 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX	£180,000	26/07/2023	Semi-detached
20 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW	£125,000	16/06/2023	Flat
18 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW	£105,000	13/12/2022	Flat
Same street 33 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX	£99,000	28/02/2022	Semi-detached
8 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW	£115,000	11/02/2022	Flat
Same street 27 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX	£120,000	24/09/2021	Flat
14 CAIRN BRAE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9FW	£118,500	27/08/2021	Flat
8 THE AVENUE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9XA	£127,000	27/08/2021	Flat
Same street 24 DEAN MEADOW, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9PX	£144,000	25/08/2021	Detached
5 GREENSHANK CLOSE, NEWTON-LE-WILLOWS, ST HELENS, MERSEYSIDE, WA12 9RT	£95,000	16/06/2021	Flat

Street average: £136,643 (7 sales)

Area average: £114,250 (6 sales)

Capital growth trend

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

10y growth -2.9%

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

1y (index) 4.3%

5y (index) 25.1%

10y (index) 58.4%

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: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA12 9PX

Address

Dean Meadow

Nearby

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

Type	Name	Distance
Bus stop	Queens Drive	0.1 miles
Bus stop	Sanderling Road	0.1 miles
Shop	Mike's Rift Valley Cichlids	0.2 miles
Shop	Crow Lane Mini Market	0.2 miles
Train station	Earlestown	0.5 miles
Train station	Newton-le-Willows	0.7 miles
Hospital	Newton Community Hospital	0.7 miles
Hospital	Hollins Park	2.1 miles
University	University of Chester - Warrington Campus	4.3 miles
University	University of Bolton	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	61
Anti-social behaviour	21
Criminal damage and arson	16
Shoplifting	16
Public order	15
Other theft	13
Drugs	9
Other crime	7
Vehicle crime	3
Burglary	1
Robbery	1
Total incidents	163

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
Newton-le-Willows Primary School	Primary	0.1 miles	Good — 16 Jun 2016
St Mary's Catholic Infant Academy	Primary	0.2 miles	Requires improvement — 21 Sep 2022
St Mary's Catholic Junior Academy	Primary	0.4 miles	Requires improvement — 23 Jan 2023
St Peter's CofE Primary School	Primary	0.4 miles	Outstanding — 29 Jan 2014
Hope Academy	Secondary	0.4 miles	— (Inspected (no overall grade))

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 Terraced House, Rydal Street, WA12	£850/mo	2	0.37 miles	OpenRent
2 Bed Terraced House, Old Wargrave Road, WA12	£800/mo	2	0.44 miles	OpenRent

Average rent: £825/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.97%

Max investor price (0.8%) £103,125

Target investor price (1%) £82,500

Gross yield 11.6%

Cost-to-rent ratio 8.6×

Monthly cashflow £383/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 18.6%

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).

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