Sold STC Terraced

40 LASCELLES STREET

ST HELENS, MERSEYSIDE WA9 1BA

2 beds 1 baths 64 m² Listed 3 May 2024 (-819d)

£95,000

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# 2 bedroom terraced house for sale (WA9 1BA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 LASCELLES STREET, ST HELENS, MERSEYSIDE WA9 1BA |
| Price | £95,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £96,000 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/05/2034
- **Current heating cost:** £910/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2334-6725-2300-0838-7202)

## Description

***A FREEHOLD MID TERRACE HOME IN "MOVE IN" CONDITION IDEAL FOR A FIRST TIME BUYER OR BUY TO LET INVESTOR***

Perfect for those wishing to get their foot on the ladder, or for a savvy investor who has an eye for a solid buy to let investment due to its solid rental returns this home is ready to go and has been very well looked after by the current owners. Just a stone's throw from the town centre and with all amenities in walking distance, the property briefly comprises; Entrance vestibule, living room, dining room with stair access, fitted kitchen, ante space housing the modern Worcester boiler and a white suite bathroom. To the first floor are two double bedrooms off the small landing. The rear yard is completely low maintenance and has a gate out onto the service road. The home is offered with no onward chain and the anticipated rental income should an investor be keen is circa £650PCM.

## Property Photos

- ![Photo 1](/listings/photos/147582998/1616253) - Photo 1
- ![Photo 8](/listings/photos/147582998/1616254) - Photo 8
- ![Photo 9](/listings/photos/147582998/1616255) - Photo 9
- ![Photo 7](/listings/photos/147582998/1616256) - Photo 7
- ![Photo 5](/listings/photos/147582998/1616257) - Photo 5
- ![Photo 6](/listings/photos/147582998/1616258) - Photo 6
- ![Photo 4](/listings/photos/147582998/1616259) - Photo 4
- ![Photo 10](/listings/photos/147582998/1616260) - Photo 10
- ![Photo 11](/listings/photos/147582998/1616261) - Photo 11
- ![Photo 2](/listings/photos/147582998/1616262) - Photo 2
- ![Photo 3](/listings/photos/147582998/1616263) - Photo 3

## Floorplans

- ![Floor Plan 1](/listings/photos/147582998/1616264) - Floor Plan 1
- ![Floor Plan 2](/listings/photos/147582998/1616265) - Floor Plan 2
- ![Floor Plan 3](/listings/photos/147582998/1616266) - Floor Plan 3

## EPC Graphs

- ![EPC](/listings/photos/147582998/1616267) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA | £96,000 | 29/11/2024 | 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] 33 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA | £85,000 | 11/08/2023 | Terraced |
| [Same street] 32 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA | £79,000 | 11/07/2023 | Terraced |
| 64 PARR STOCKS ROAD, ST HELENS, MERSEYSIDE, WA9 1NX | £50,000 | 07/09/2022 | Terraced |
| 11 SOROGOLD STREET, ST HELENS, MERSEYSIDE, WA9 1AX | £74,000 | 29/07/2022 | Terraced |
| 9 SOROGOLD STREET, ST HELENS, MERSEYSIDE, WA9 1AX | £75,000 | 20/05/2022 | Terraced |
| 2 DUDLEY PLACE, ST HELENS, MERSEYSIDE, WA9 1BL | £40,000 | 11/11/2021 | Terraced |
| [Same street] 38 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA | £69,300 | 23/09/2021 | Terraced |
| 127 HIGHER PARR STREET, ST HELENS, MERSEYSIDE, WA9 1DA | £68,000 | 22/09/2021 | Terraced |
| 83 LANGTREE STREET, ST HELENS, MERSEYSIDE, WA9 1AR | £92,000 | 06/08/2021 | Terraced |

**Street average:** £77,767 (3 sales)
**Area average:** £66,500 (6 sales)

## Price vs local average

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

- **Local average:** £115,420 (85 Terraced, WA9, 2024–2026)
- **Deviation:** -17.7%

## Rental Range

*ONS Price Index of Private Rents (St. Helens). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £718/mo
- **Realistic:** £798/mo
- **Optimistic:** £878/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 Terraced House, Lascelles St, WA9 | £750/mo | 2 | 0.01 miles | OpenRent |

**Average rent: £750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.6×
- **Monthly cashflow:** £276/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12%

*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:** £1,484/m²

## Capital growth trend

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

- **5y growth:** 15.7%
- **10y growth:** 67.4%

## 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)

Photo 1 Photo 8 Photo 9 Photo 7 Photo 5 Photo 6 Photo 4 Photo 10 Photo 11 Photo 2 Photo 3

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Property details

Tenure

FREEHOLD

Floor area

64 m²

Council tax band

EPC rating

Last sold

£96,000 Nov 2024

Price per m²

£1,484/m²

Local average

£115,420 (-17.7%)

Deprivation

Decile 1 (403 of 33,755)

Street crime

411 incidents within 1 mile (May 2026)

Key features

EPC - D
Mid Terrace House
Perfect First Time Buy Or Buy To Let
Two Double Bedrooms
Two Reception Rooms
Very Well Presented
Walking Distance To Amenities & Town Centre
Low Maintenance Rear Yard
Rental Income Crica £650PCM
No Onward Chain

Additional details

Heating: Double glazing, Gas central
Parking: On street
Garden: Yes

Description

*A FREEHOLD MID TERRACE HOME IN "MOVE IN" CONDITION IDEAL FOR A FIRST TIME BUYER OR BUY TO LET INVESTOR*
Perfect for those wishing to get their foot on the ladder, or for a savvy investor who has an eye for a solid buy to let investment due to its solid rental returns this home is ready to go and has been very well looked after by the current owners. Just a stone's throw from the town centre and with all amenities in walking distance, the property briefly comprises; Entrance vestibule, living room, dining room with stair access, fitted kitchen, ante space housing the modern Worcester boiler and a white suite bathroom. To the first floor are two double bedrooms off the small landing. The rear yard is completely low maintenance and has a gate out onto the service road. The home is offered with no onward chain and the anticipated rental income should an investor be keen is circa £650PCM.

Listed by

St Helens

Little Estate Agents

Reference: 147582998

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/05/2024

Expiry date: 07/05/2034

Current heating cost: £910/year

Potential heating cost: £715/year

Est. upgrade cost to C: £15,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan 1

Floor Plan 2

Floor Plan 3

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	29/11/2024 (1 year ago)	£96,000	—

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 33 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA	£85,000	11/08/2023	Terraced
Same street 32 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA	£79,000	11/07/2023	Terraced
64 PARR STOCKS ROAD, ST HELENS, MERSEYSIDE, WA9 1NX	£50,000	07/09/2022	Terraced
11 SOROGOLD STREET, ST HELENS, MERSEYSIDE, WA9 1AX	£74,000	29/07/2022	Terraced
9 SOROGOLD STREET, ST HELENS, MERSEYSIDE, WA9 1AX	£75,000	20/05/2022	Terraced
2 DUDLEY PLACE, ST HELENS, MERSEYSIDE, WA9 1BL	£40,000	11/11/2021	Terraced
Same street 38 LASCELLES STREET, ST HELENS, MERSEYSIDE, WA9 1BA	£69,300	23/09/2021	Terraced
127 HIGHER PARR STREET, ST HELENS, MERSEYSIDE, WA9 1DA	£68,000	22/09/2021	Terraced
83 LANGTREE STREET, ST HELENS, MERSEYSIDE, WA9 1AR	£92,000	06/08/2021	Terraced

Street average: £77,767 (3 sales)

Area average: £66,500 (6 sales)

Capital growth trend

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

5y growth 15.7%

10y growth 67.4%

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

1y (index) 7.9%

5y (index) 33.9%

10y (index) 78.1%

Rental Range

Estimated market rent for St. Helens. Low = conservative, Realistic = average, Optimistic = best case.

Low £718/mo

Realistic £798/mo

Optimistic £878/mo

Based on Local Authority from postcode lookup → St. Helens.

LHA (30th percentile) floor for St Helens: £524/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA9 1BA

Nearby

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

Type	Name	Distance
Bus stop	ASHCROFT ST/FIRESATION	0.1 miles
Bus stop	FINGERPOST/JACKSON ST	0.1 miles
Shop	Fingerpost News	0.2 miles
Shop	Envy	0.2 miles
Train station	St Helens Central	0.4 miles
Hospital	St Helens Hospital	0.9 miles
Train station	St Helens Junction	1.5 miles
University	University of Chester - Warrington Campus	7.5 miles
Hospital	Main Entrance (Broadgreen)	7.9 miles
University	Edge Hill University	9.6 miles

Street-level crime

Category	Count
Violence and sexual offences	174
Shoplifting	70
Public order	36
Criminal damage and arson	29
Anti-social behaviour	27
Drugs	24
Other theft	22
Other crime	10
Robbery	6
Bicycle theft	4
Possession of weapons	4
Burglary	2
Vehicle crime	2
Theft from the person	1
Total incidents	411

Within 1 mile during May 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
Merton Bank Primary School	Primary	0.4 miles	Requires improvement — 18 Jun 2024
Allanson Street Primary School	Primary	0.4 miles	Good — 29 Apr 2019
Holy Cross Catholic Primary School	Primary	0.6 miles	Good — 5 Dec 2021
Parish Church of England Primary School, St Helens	Primary	0.6 miles	Outstanding — 12 Feb 2016
Mill Green School	Other	0.7 miles	Outstanding — 18 Nov 2014

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, Lascelles St, WA9	£750/mo	2	0.01 miles	OpenRent

Average rent: £750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £93,750

Target investor price (1%) £75,000

Gross yield 9.5%

Cost-to-rent ratio 10.6×

Monthly cashflow £276/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12%

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).