Warrington Buy-to-Let Guide

Warrington’s property valuation has remained remarkably consistent over 12 months.

The HM Land Registry UK House Price Index shows Warrington property prices were £238,919 on average in February 2025. A year previous, they were £236,628, revealing an average growth of 0.9%.

When looking at a larger data-pool of house price growth over the last five years, a more significant increase can be seen of 29.7% since February 2020. Interestingly, this aligns well with the average growth rate expected of the North West region over the coming five years, with Savills predicting a 29.4% property price increase by 2029.

Compared to the UK average, Warrington property is more affordable, with the average UK house price standing at £268,319 for all property types in February 2025. That means that Warrington property prices are 10.9% lower than the national average.

For those looking to invest in property, this affordability is a big factor in ensuring you’re getting a valuable return on your investment and not spending above the odds. For more tips on how to invest in real estate take a look at our further reading materials.

For those looking to tap into the UK buy to let market, property investment in Warrington presents an interesting opportunity. Property prices are more affordable than a lot of other UK areas, with attractive yields and strong capital growth.

The north-east parts of Warrington include suburbs like Winwick (on the other side of the M62 motorway), Cinnamon Brow, Longdord, Hulme and Orford. These places were developed via new-build estates in the ’60s and offer relatively cheap properties.

In the northwest, Bewsey, Dallam and Callands offer convenient access to Warrington town centre and the M62.

Padgate is a notable suburb just outside of the town centre with its own train station with regular services to Manchester and Liverpool. The University of Chester also has a campus in Padgate.

Average Property Prices in WA2 (Home.co.uk)

Average property prices in WA2 are £244,173.

Average Rental Yields in WA2 (Home.co.uk)

The average rental yield in this area is 4%.

Westy and Latchford are separated from Warrington via the Manchester Ship Canal and River Mersey. However, they still have good access to the town centre and cheap properties.

If you venture over the Mersey and Ship Canal, you’ll find Lower Walton, Grappenhall, Stockton Heath and Thelwall. These are suburbs that have kept a village atmosphere. Many properties are period-style buildings. However, new-builds and local amenities ensure the area keeps up with the times. This is one of the more expensive parts of Warrington. Further out, Lymm is one of the most expensive places to live in the North West.

Have you ever wondered how to sell a Buy to let property or how much buy to let stamp duty is?  Find out this and more with the RWinvest property investment guides today!

Average Property Prices in WA4 (Home.co.uk)

Average property prices in this postcode are £452,259.

Average Rental Yields in WA4 (Home.co.uk)

The average yield in this area is 2.8%.

Economy and Employment Opportunities

Over the last decade, Warrington enjoyed substantial economic growth. City Monitor ranked Warrington as the most productive place in the North West. In addition, wages are comparable to Liverpool and Manchester, bringing people to the area looking for work.

Warrington boasts a thriving labour market, with a number of industry-leading companies throughout sectors such as energy, logistics, technology and manufacturing. This means that those living in the area have the choice of the fantastic employment opportunities already available in their town, as well as the option to commute and take advantage of Liverpool and Manchester’s business markets.

Warrington was recently ranked as the second-best place in the UK for job opportunities, with impressive statistics such as the fact that 80% of working-age residents in the town are employed – exceeding the North West’s average of 73.8%.

Future regeneration is set to increase the employability of Warrington even further, with upcoming initiatives expected to create thousands of jobs in sectors such as construction, retail, renewable energy and hospitality.

Transport Links

Warrington can attribute its growth to the excellent transport links in the region. The town is located between Liverpool and Manchester. Commuters can access both cities by road and train. As such, the area is a good option for businesses and commuters alike. With reports of a rise in demand from renters for properties in ‘commuter areas’, Warrington makes an excellent investment choice for those looking to secure steady and consistent rental income.

The town is next to the M6, M56 and M62. It also has rail connections that link Warrington to Birmingham, London and Manchester Airport. The local train stations can be found in the town centre, Birchwood, Padgate and Sankey, making these areas desirable for buy-to-lets. Why not read about the latest Properties to invest in and around London or the latest Buy to let properties in Manchester for something alternative.

The Northern Arc Railway is a regeneration scheme planned to create a high-speed rail service between Liverpool and Manchester that will form a key part in the Northern Powerhouse Rail network. When in operation, this service is set to reduce the travel time between Liverpool and Manchester from 50 to 30 minutes while also improving connectivity between Warrington and the two cities.

Regeneration

A number of exciting regeneration initiatives are in place to improve local infrastructure, build new residential accommodation, enhance employment opportunities, and overall ensure that Warrington continues to play a key part in the North West’s economic growth. For those considering Warrington property investment, regeneration is always a good sign of long-term innovation and ongoing market growth.

The Warrington Town Centre Masterplan is set to make the town centre an attractive destination and a more desirable place to visit and relocate to. Regeneration plans are in place for a £22 million government-backed initiative to support economic investment and ultimately create new jobs, support business growth, and enhance transport, while also creating new housing opportunities.

Other schemes that have already come into effect in the town include the Time Square development, a £143 million mixed-use regeneration project that has helped to transform Warrington town centre into a vibrant urban hub and created 400 new jobs to date. Shopping, dining and leisure facilities alongside a contemporary market hall, cinema, and redeveloped public square have become some of the most popular features of the scheme.

Other upcoming plans include the Warrington 2040 Central 6 Masterplan which aims to redevelop six central neighbourhoods in the town, and the Fiddler’s Ferry redevelopment which will see the former Fiddler’s Ferry Power Station site transformed into an 820-acre community offering new homes, space for businesses, a school, local shops and a potential GP surgery, amongst green spaces.

Demand for new-build properties is rising, but the higher price point may be off-putting for investors.

To combat this, investors might find more affordability with off-plan investments, which allows buyers to purchase a property during the planning/construction stage.

By getting involved early, off-plan investors will typically see discounted prices compared to standard market rates and potentially stronger levels of capital appreciation in the long run.

Off-plan properties also retain the high rental demand seen with newly constructed developments, allowing for more robust rental returns.

Our latest UK investment opportunity, Park View, offers an exciting opportunity to invest in Warrington with early investor prices from just £159,950 with 6% assured NET rental yields. Visit the link below to find out more information about this opportunity.