# 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

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **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.*

## Capital growth trend

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

- **5y growth:** -29.5%
- **10y growth:** 65%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2%
- **5y growth (index):** 16.2%
- **10y growth (index):** 53.3%

## 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)