{"slug":"df08a66","reference":"172111535","property":{"agentBranchId":102607,"agentBranchName":"Warrington","agentCompanyName":"Morgan Williams Commercial LLP","shortDescription":"House for sale","listingUpdateReason":"Added on 30\/01\/2026","isCommercial":false,"propertySubType":"House","propertyTypeDisplay":"House","bedrooms":null,"bathrooms":null,"addedDate":"2026-02-12","soldSTC":false,"latitude":53.39078,"longitude":-2.593377,"primaryPrice":"\u00a35,750,000","price":5750000,"displayPriceQualifier":"Offers in Excess of","postcode":"WA1 1XL","displayAddress":"Kings Court, Scotland Road, Warrington, WA1 1XL","encId":"I8kKpFwLD4cp6JASC6IwhZvfw7qAgUHxwAKA","councilTaxBand":null,"brochure":"https:\/\/media.rightmove.co.uk\/property-brochure\/c970cc6ab\/172111535\/c970cc6abec801dc7a360f12e7ad2c29.pdf","description":"We are delighted to offer for sale this prestigious multi-unit freehold block. This is a fully let investment opportunity with development potential for a further 50 new-build apartments, subject to planning. \u00a0\n\nThe property comprises a healthy mix of eight commercial units, including a Ladbrokes betting office, together with 32 apartments consisting of 22 two-bedroom and 10 one-bedroom units. \u00a0\n\nThe current gross rental income totals \u00a3494,300 per annum. This includes \u00a318,000 per annum from the car park, which is also the development site; this equates to a gross yield of 8.6%. The net initial yield (including stamp duty and purchase costs and deducting 10% expenditure from the residential rent elements) is just over 7.5%. \u00a0 \n\nThe property is well maintained throughout and features contemporary design within the entrance lobby and communal areas. All floors are accessed via passenger lifts and stairwells. \u00a0 The commercial occupiers include an established oriental buffet restaurant, a Ladbrokes betting office, formal wear hire, a hairdressers, and a baby scanning centre, all of which are well-established tenants.\n\nThe asset is ideally located on the northern fringe of Warrington Town Centre, overlooking the modern Bus Station and Central Railway Station. The latter offers convenient, direct transit to Manchester and Liverpool, both within a 30-minute train journey.\n\nBank Quay Railway Station provides direct links to London Euston in approximately two hours and is reachable within a 10-minute walk.\n\nWarrington Town Centre and all its amenities are immediately accessible upon leaving the property.\n\n\u00a35,750,000.\n\n\u00a3494,300 per annum (includes car park element \u00a318,000 pa)\n\n8.6%.\n\n7.5% (after costs and 10% residential expenditure.\n\nOnly \u00a3165 per ft\u00b2.\n\nWe are advised that VAT is applicable to the above sale price.\n\nMains electricity, gas, water and drainage are connected.\n\nEach party are responsible for their own legal costs.\n\nMultiple Listings.","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/107f92dee\/172111535\/107f92deed72897bd6ce9ee9e368540b.png","caption":"Floor 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property":"\u2014","Restrictions":"\u2014","Required access":"\u2014","Rights of way":"\u2014","Flooded in last 5 years":"\u2014","Flood defences":"\u2014","Source of flood":"Ask agent"}},"epcAddressFirstLine":"1 Kings Court","houseNumber":"1","osmId":"1207639699","images":[{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/fb8128e90\/172111535\/fb8128e909bed80070952d41603d6d97.jpeg","caption":"1.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/fb8128e90\/172111535\/fb8128e909bed80070952d41603d6d97_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/fb8128e90\/172111535\/fb8128e909bed80070952d41603d6d97_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/fb8128e90\/172111535\/fb8128e909bed80070952d41603d6d97_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/345d44b5c\/172111535\/345d44b5c863e53cc27e0e5ac7bc5181.jpeg","caption":"3.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/345d44b5c\/172111535\/345d44b5c863e53cc27e0e5ac7bc5181_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/345d44b5c\/172111535\/345d44b5c863e53cc27e0e5ac7bc5181_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/345d44b5c\/172111535\/345d44b5c863e53cc27e0e5ac7bc5181_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/f9bf3f55a\/172111535\/f9bf3f55a749d46f2d160cb07a670cef.jpeg","caption":"0H1A3240.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f9bf3f55a\/172111535\/f9bf3f55a749d46f2d160cb07a670cef_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f9bf3f55a\/172111535\/f9bf3f55a749d46f2d160cb07a670cef_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f9bf3f55a\/172111535\/f9bf3f55a749d46f2d160cb07a670cef_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/2119a4193\/172111535\/2119a4193560c647b0066725f7acfd2c.jpeg","caption":"0H1A3318.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/2119a4193\/172111535\/2119a4193560c647b0066725f7acfd2c_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/2119a4193\/172111535\/2119a4193560c647b0066725f7acfd2c_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/2119a4193\/172111535\/2119a4193560c647b0066725f7acfd2c_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/3f6083c4c\/172111535\/3f6083c4c3d9b7ddec05dd6aa3d7efec.jpeg","caption":"0H1A3348.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/3f6083c4c\/172111535\/3f6083c4c3d9b7ddec05dd6aa3d7efec_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/3f6083c4c\/172111535\/3f6083c4c3d9b7ddec05dd6aa3d7efec_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/3f6083c4c\/172111535\/3f6083c4c3d9b7ddec05dd6aa3d7efec_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/6e5d2b81f\/172111535\/6e5d2b81f09c4dfbdebfc610839380b0.jpeg","caption":"0H1A3261.jpg","resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/6e5d2b81f\/172111535\/6e5d2b81f09c4dfbdebfc610839380b0_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/6e5d2b81f\/172111535\/6e5d2b81f09c4dfbdebfc610839380b0_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/6e5d2b81f\/172111535\/6e5d2b81f09c4dfbdebfc610839380b0_max_656x437.jpeg"}}]},"display_address":"Kings Court, Scotland Road, Warrington, WA1 1XL","address_first_line":"Kings Court","rightmove_url":"https:\/\/www.rightmove.co.uk\/properties\/172111535","photos":[{"id":13589,"url":"\/listings\/photos\/172111535\/13589","caption":"1.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}},{"id":13591,"url":"\/listings\/photos\/172111535\/13591","caption":"3.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}},{"id":13593,"url":"\/listings\/photos\/172111535\/13593","caption":"0H1A3240.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}},{"id":13595,"url":"\/listings\/photos\/172111535\/13595","caption":"0H1A3318.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}},{"id":13597,"url":"\/listings\/photos\/172111535\/13597","caption":"0H1A3348.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}},{"id":13599,"url":"\/listings\/photos\/172111535\/13599","caption":"0H1A3261.jpg","status":"cached","is_cached":true,"propertyReference":"172111535","dimensions":{"width":1024,"height":682}}],"sales_history":[],"sold_comparables":{"same_street":[],"nearby":[{"transaction_id":"2131fcf6-c542-86e8-e063-4804a8c0372b","price":300000,"transfer_date":"2023-03-27","address":"26 - 30 HORSEMARKET STREET, WARRINGTON, WA1 1XL","property_type":"O"},{"transaction_id":"ec7ad09a-a393-9200-e053-6c04a8c0e306","price":261000,"transfer_date":"2022-03-31","address":"11 WINWICK STREET, WARRINGTON, WA1 1XR","property_type":"O"},{"transaction_id":"f16f63c6-60c6-0491-e053-6c04a8c032ed","price":780000,"transfer_date":"2022-03-25","address":"YATES BROS WINE LODGES PLC, 43 BUTTERMARKET STREET, WARRINGTON, WA1 2LY","property_type":"O"},{"transaction_id":"eed73e76-8543-6af3-e053-6c04a8c08aba","price":740000,"transfer_date":"2022-03-24","address":"2 SCOTLAND ROAD, WARRINGTON, WA1 2AG","property_type":"O"},{"transaction_id":"dba933fa-620a-669d-e053-6b04a8c0ad56","price":750000,"transfer_date":"2021-11-19","address":"TOWN HILL CHAMBERS TOWN HILL, WARRINGTON, WA1 2NQ","property_type":"O"}],"street_average_price":null,"area_average_price":566200,"street_sale_count":0,"area_sale_count":5},"rent_range":{"low":794,"realistic":882,"optimistic":970,"geography_code":"E06000007","geography_name":"Warrington","resolved_from":"Local Authority from postcode lookup"},"rental_comparables":{"listings":[{"title":"2 Bed Flat, Bewsey Street, WA2","price_pcm":87500,"bedrooms":2,"property_type":"Flat","source_label":"OpenRent","distance_miles":0.12,"show_url":null},{"title":"3 Bed Terraced House, Bewsey St, WA2","price_pcm":310000,"bedrooms":3,"property_type":"Terraced House","source_label":"OpenRent","distance_miles":0.16,"show_url":null},{"title":"6 Bed Terraced House, Bewsey St, WA2","price_pcm":590000,"bedrooms":6,"property_type":"Terraced House","source_label":"OpenRent","distance_miles":0.17,"show_url":null},{"title":"5 Bed Flat, Egypt Street, WA1","price_pcm":140000,"bedrooms":5,"property_type":"Flat","source_label":"OpenRent","distance_miles":0.21,"show_url":null},{"title":"1 Bed Flat, Amelia Street, WA2","price_pcm":97500,"bedrooms":1,"property_type":"Flat","source_label":"OpenRent","distance_miles":0.72,"show_url":null},{"title":"2 Bed Terraced House, Cartwright Street, WA5","price_pcm":90000,"bedrooms":2,"property_type":"Terraced House","source_label":"OpenRent","distance_miles":0.72,"show_url":null}],"average_price":219167,"count":6,"availability":"ready","bedrooms_filter":null,"bedrooms_filter_relaxed":false},"property_markdown":"# House for sale (WA1 1XL)\n\n## Property Details\n\n| Key | Value |\n|-----|-------|\n| Address | Kings Court, Scotland Road, Warrington, WA1 1XL |\n| Price | \u00a35,750,000 |\n\n## Description\n\nWe are delighted to offer for sale this prestigious multi-unit freehold block. This is a fully let investment opportunity with development potential for a further 50 new-build apartments, subject to planning. \u00a0\n\nThe property comprises a healthy mix of eight commercial units, including a Ladbrokes betting office, together with 32 apartments consisting of 22 two-bedroom and 10 one-bedroom units. \u00a0\n\nThe current gross rental income totals \u00a3494,300 per annum. This includes \u00a318,000 per annum from the car park, which is also the development site; this equates to a gross yield of 8.6%. The net initial yield (including stamp duty and purchase costs and deducting 10% expenditure from the residential rent elements) is just over 7.5%. \u00a0 \n\nThe property is well maintained throughout and features contemporary design within the entrance lobby and communal areas. All floors are accessed via passenger lifts and stairwells. \u00a0 The commercial occupiers include an established oriental buffet restaurant, a Ladbrokes betting office, formal wear hire, a hairdressers, and a baby scanning centre, all of which are well-established tenants.\n\nThe asset is ideally located on the northern fringe of Warrington Town Centre, overlooking the modern Bus Station and Central Railway Station. The latter offers convenient, direct transit to Manchester and Liverpool, both within a 30-minute train journey.\n\nBank Quay Railway Station provides direct links to London Euston in approximately two hours and is reachable within a 10-minute walk.\n\nWarrington Town Centre and all its amenities are immediately accessible upon leaving the property.\n\n\u00a35,750,000.\n\n\u00a3494,300 per annum (includes car park element \u00a318,000 pa)\n\n8.6%.\n\n7.5% (after costs and 10% residential expenditure.\n\nOnly \u00a3165 per ft\u00b2.\n\nWe are advised that VAT is applicable to the above sale price.\n\nMains electricity, gas, water and drainage are connected.\n\nEach party are responsible for their own legal costs.\n\nMultiple Listings.\n\n## Property Photos\n\n- ![1.jpg](\/listings\/photos\/172111535\/13589) - 1.jpg\n- ![3.jpg](\/listings\/photos\/172111535\/13591) - 3.jpg\n- ![0H1A3240.jpg](\/listings\/photos\/172111535\/13593) - 0H1A3240.jpg\n- ![0H1A3318.jpg](\/listings\/photos\/172111535\/13595) - 0H1A3318.jpg\n- ![0H1A3348.jpg](\/listings\/photos\/172111535\/13597) - 0H1A3348.jpg\n- ![0H1A3261.jpg](\/listings\/photos\/172111535\/13599) - 0H1A3261.jpg\n\n## Floorplans\n\n- ![Floor Plan](\/listings\/photos\/172111535\/13601) - Floor Plan\n- ![Floor Plan](\/listings\/photos\/172111535\/13603) - Floor Plan\n\n## Sold Comparables\n\n*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 26 - 30 HORSEMARKET STREET, WARRINGTON, WA1 1XL | \u00a3300,000 | 27\/03\/2023 | Other |\n| 11 WINWICK STREET, WARRINGTON, WA1 1XR | \u00a3261,000 | 31\/03\/2022 | Other |\n| YATES BROS WINE LODGES PLC, 43 BUTTERMARKET STREET, WARRINGTON, WA1 2LY | \u00a3780,000 | 25\/03\/2022 | Other |\n| 2 SCOTLAND ROAD, WARRINGTON, WA1 2AG | \u00a3740,000 | 24\/03\/2022 | Other |\n| TOWN HILL CHAMBERS TOWN HILL, WARRINGTON, WA1 2NQ | \u00a3750,000 | 19\/11\/2021 | Other |\n\n**Area average:** \u00a3566,200 (5 sales)\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a33,067,678 (8 Other, WA1, 2024\u20132026)\n- **Deviation:** +87.4%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Warrington). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a3794\/mo\n- **Realistic:** \u00a3882\/mo\n- **Optimistic:** \u00a3970\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for North Cheshire (Apr 2025 \u2013 Mar 2026).*\n\n## Rental Comparables\n\n*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary \u2014 use the Beds column to compare like-for-like lets. Student lets are excluded.*\n\n| Title | Rent | Beds | Distance | As seen on |\n|------|------|------|------|------|\n| 2 Bed Flat, Bewsey Street, WA2 | \u00a3875\/mo | 2 | 0.12 miles | OpenRent |\n| 3 Bed Terraced House, Bewsey St, WA2 | \u00a33,100\/mo | 3 | 0.16 miles | OpenRent |\n| 6 Bed Terraced House, Bewsey St, WA2 | \u00a35,900\/mo | 6 | 0.17 miles | OpenRent |\n| 5 Bed Flat, Egypt Street, WA1 | \u00a31,400\/mo | 5 | 0.21 miles | OpenRent |\n| 1 Bed Flat, Amelia Street, WA2 | \u00a3975\/mo | 1 | 0.72 miles | OpenRent |\n| 2 Bed Terraced House, Cartwright Street, WA5 | \u00a3900\/mo | 2 | 0.72 miles | OpenRent |\n\n**Average rent: \u00a32,192\/mo (6 listings)**\n\n## 1% Rule\n\n- **Rent ratio:** 0.02% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3148,500\n- **Target investor price (1%):** \u00a3118,800\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on OpenRent comparables.*\n\n## Rent-driven metrics\n\n*Based on OpenRent comparables (median \u00a31,188\/mo).*\n\n- **Gross yield:** 0.2%\n- **Cost-to-rent:** 403.5\u00d7\n- **Monthly cashflow:** \u00a3-21,600\/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)\n- **Cash-on-cash ROI:** -15.5%\n\n*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price \u00f7 annual rent (from OpenRent comparables); under 14\u00d7 = strong, 14\u201316\u00d7 = acceptable, 17\u00d7+ = compressed. Cashflow = rent \u2212 mortgage \u2212 10% maintenance \u2212 \u00a325\/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit \u00f7 cash in (deposit + 4% purchase costs).*\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** -63.3%\n- **10y growth:** -95.5%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Warrington; All dwelling types series; as of March 2026.*\n\n- **1y growth (index):** 2.6%\n- **5y growth (index):** 24.1%\n- **10y growth (index):** 61.8%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":null,"fensa_certificates_count":0,"page_data":{"listing":{"id":957,"reference":"172111535","slug":"df08a66","slug_hash":"df08a66fc609d1060f692ed0ade08209858d6f61","portal":"rightmove","channel":"RES_BUY","meta":{"agentBranchId":102607,"agentBranchName":"Warrington","agentCompanyName":"Morgan Williams Commercial LLP","shortDescription":"House for sale","listingUpdateReason":"Added on 30\/01\/2026","isCommercial":false,"propertySubType":"House","propertyTypeDisplay":"House","bedrooms":null,"bathrooms":null,"addedDate":"2026-02-12","soldSTC":false,"latitude":53.39078,"longitude":-2.593377,"primaryPrice":"\u00a35,750,000","price":5750000,"displayPriceQualifier":"Offers in Excess of","postcode":"WA1 1XL","displayAddress":"Kings Court, Scotland Road, Warrington, WA1 1XL","encId":"I8kKpFwLD4cp6JASC6IwhZvfw7qAgUHxwAKA","councilTaxBand":null,"brochure":"https:\/\/media.rightmove.co.uk\/property-brochure\/c970cc6ab\/172111535\/c970cc6abec801dc7a360f12e7ad2c29.pdf","description":"We are delighted to offer for sale this prestigious multi-unit freehold block. This is a fully let investment opportunity with development potential for a further 50 new-build apartments, subject to planning. \u00a0\n\nThe property comprises a healthy mix of eight commercial units, including a Ladbrokes betting office, together with 32 apartments consisting of 22 two-bedroom and 10 one-bedroom units. \u00a0\n\nThe current gross rental income totals \u00a3494,300 per annum. This includes \u00a318,000 per annum from the car park, which is also the development site; this equates to a gross yield of 8.6%. The net initial yield (including stamp duty and purchase costs and deducting 10% expenditure from the residential rent elements) is just over 7.5%. \u00a0 \n\nThe property is well maintained throughout and features contemporary design within the entrance lobby and communal areas. All floors are accessed via passenger lifts and stairwells. \u00a0 The commercial occupiers include an established oriental buffet restaurant, a Ladbrokes betting office, formal wear hire, a hairdressers, and a baby scanning centre, all of which are well-established tenants.\n\nThe asset is ideally located on the northern fringe of Warrington Town Centre, overlooking the modern Bus Station and Central Railway Station. The latter offers convenient, direct transit to Manchester and Liverpool, both within a 30-minute train journey.\n\nBank Quay Railway Station provides direct links to London Euston in approximately two hours and is reachable within a 10-minute walk.\n\nWarrington Town Centre and all its amenities are immediately accessible upon leaving the property.\n\n\u00a35,750,000.\n\n\u00a3494,300 per annum (includes car park element \u00a318,000 pa)\n\n8.6%.\n\n7.5% (after costs and 10% residential expenditure.\n\nOnly \u00a3165 per ft\u00b2.\n\nWe are advised that VAT is applicable to the above sale price.\n\nMains electricity, gas, water and drainage are connected.\n\nEach party are responsible for their own legal costs.\n\nMultiple Listings.","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/107f92dee\/172111535\/107f92deed72897bd6ce9ee9e368540b.png","caption":"Floor 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