# 2 bedroom flat for sale (WA9 1SB) ## Property Details | Key | Value | |-----|-------| | Address | 24 BRECCIA GARDENS, ST HELENS, MERSEYSIDE WA9 1SB | | Price | £85,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | A | | Last sold | £83,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 18/04/2035 - **Current heating cost:** £216/year - **Est. upgrade cost to C:** £1,500 ### Recommendations - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6735-5524-0400-0031-9292) ## Description Located on the first floor of a well-maintained development, this beautifully presented two-bedroom apartment offers modern living in a convenient setting. The property features a bright and airy open-plan living area with a well-equipped kitchen and direct access to a generous L-shaped balcony, perfect for relaxing or entertaining. The main bedroom benefits from an ensuite shower room, while the second bedroom is served by a stylish main bathroom. Both bedrooms are well-proportioned and offer ample space for furnishings. Additional highlights include allocated parking and the overall excellent condition of the apartment, making it an ideal choice for first-time buyers, professionals, or investors alike. ## Property Photos - ![Picture No. 16](/listings/photos/161314076/1185707) - Picture No. 16 - ![Picture No. 11](/listings/photos/161314076/1185708) - Picture No. 11 - ![Picture No. 05](/listings/photos/161314076/1185709) - Picture No. 05 - ![Picture No. 01](/listings/photos/161314076/1185710) - Picture No. 01 - ![Picture No. 09](/listings/photos/161314076/1185711) - Picture No. 09 - ![Picture No. 04](/listings/photos/161314076/1185712) - Picture No. 04 - ![Picture No. 08](/listings/photos/161314076/1185713) - Picture No. 08 - ![Picture No. 14](/listings/photos/161314076/1185714) - Picture No. 14 - ![Picture No. 03](/listings/photos/161314076/1185715) - Picture No. 03 - ![Picture No. 13](/listings/photos/161314076/1185716) - Picture No. 13 - ![Picture No. 07](/listings/photos/161314076/1185717) - Picture No. 07 - ![Picture No. 10](/listings/photos/161314076/1185718) - Picture No. 10 - ![Picture No. 12](/listings/photos/161314076/1185719) - Picture No. 12 - ![Picture No. 15](/listings/photos/161314076/1185720) - Picture No. 15 - ![Picture No. 02](/listings/photos/161314076/1185721) - Picture No. 02 - ![Picture No. 06](/listings/photos/161314076/1185722) - Picture No. 06 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/161314076/1185723) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 24 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £83,000 | 27/03/2026 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 CYGNET GARDENS, ST HELENS, MERSEYSIDE, WA9 1SE | £80,000 | 20/01/2026 | Flat | | [Same street] 28 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £68,000 | 18/12/2025 | Flat | | [Same street] 40 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £55,000 | 21/03/2023 | Flat | | 19 CYGNET GARDENS, ST HELENS, MERSEYSIDE, WA9 1SE | £67,650 | 14/11/2022 | Flat | | 33 CYGNET GARDENS, ST HELENS, MERSEYSIDE, WA9 1SE | £67,000 | 28/10/2022 | Flat | | [Same street] 18 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £100,000 | 12/10/2022 | Flat | | 14 CYGNET GARDENS, ST HELENS, MERSEYSIDE, WA9 1SE | £67,000 | 17/06/2022 | Flat | | [Same street] 16 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £57,500 | 04/03/2022 | Flat | | 10 GASKELL STREET, ST HELENS, MERSEYSIDE, WA9 1PQ | £59,000 | 02/12/2021 | Flat | | 19 CYGNET GARDENS, ST HELENS, MERSEYSIDE, WA9 1SE | £50,000 | 31/08/2021 | Flat | | [Same street] 8 BRECCIA GARDENS, ST HELENS, MERSEYSIDE, WA9 1SB | £165,000 | 10/08/2021 | Terraced | **Street average:** £89,100 (5 sales) **Area average:** £65,108 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £92,797 (8 Flat, WA9, 2024–2026) - **Deviation:** -8.4% ## 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 End Terrace, Broad Oak Road, WA9 | £795/mo | 2 | 0.55 miles | OpenRent | | 2 Bed End Terrace, Malvern Road, WA9 | £725/mo | 2 | 0.62 miles | OpenRent | **Average rent: £760/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.89% (okay) - **Max investor price (0.8%):** £95,000 - **Target investor price (1%):** £76,000 *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 £760/mo).* - **Gross yield:** 10.7% - **Cost-to-rent:** 9.3× - **Monthly cashflow:** £324/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 15.8% *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:** £1,417/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -36.8% - **10y growth:** 2.2% ## House Price Index (HM Land Registry) *Official index for St Helens; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** 1.9% - **5y growth (index):** 17.9% - **10y growth (index):** 52.6% ## 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)