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Warrington Buy-to-Let Guide

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    What You Need to Know About the Warrington Buy-to-Let Market

    Warrington is a Cheshire town in the north-west of England. It has one of the highest wages in the region and is close to major cities like Liverpool and Manchester.

    While Warrington may seem “middle of the road”, it represents a good buy-to-let investment opportunity.

    Today, we’ll be looking at property values and the current rental market in Warrington. In addition, we’ll cover the main Warrington postcodes to help property investors find the best value areas within the town.

    Finally, our guide will take a look at how Warrington stacks up against other areas in England and the rest of the UK.

    Let’s get started.

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      Warrington Aerial View

      Buy-to-Let Property Prices in Warrington

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

      The HM Land Registry UK House Price Index shows Warrington property prices were £261,376 on average in July 2023. A year previous, they were £257,733. Within that timeframe, they reached a peak of £267,673 in November 2022. However, rising interest and inflation rates have affected price growth across the country – Warrington included.

      This represents a year-on-year percentage change of 1.40%. In July 2022, Warrington enjoyed a year-on-year percentage change of 16.10%. As you can see, price growth has slowed in the area. However, the same is true for the rest of the UK.

      Currently, the average UK house price is £287,546 – 9.53% more expensive than Warrington.

      Rightmove states the most popular property types in Warrington are semi-detached houses, selling for £251,180 on average.

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      Buy-to-Let Rental Market in Warrington

      According to Home.co.uk, the average property rental costs in Warrington are £1,108 pcm.

      A room will cost £463 pcm, while flats cost £1,161 pcm on average. Houses have the most expensive average rent at £1,175 pcm.

      In comparison, the average UK rental cost is £1,261 pcm. This makes rents around 12% cheaper in Warrington.

      The average rental yield in the UK is 5.19%. However, Warrington’s average rental yield is around 5.1%. As such, Warrington keeps pace with the national average, but other parts of the North West will offer more attractive yields.

      We’ll dive into that later on, Warrington Council has some useful factual resources of interest on the local area.

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      Investment Properties for Sale in Warrington

      Various property types are available in Warrington, including detached and semi-detached, as well as terraced properties. As mentioned, property prices here are significantly lower than the UK average, meaning that investors could find some substantial opportunities.

      According to Rightmove, properties around Warrington had an overall average price of £254,390 in the last 12 months. Most of these sales were semi-detached properties, selling for an average of £238,251. Terraced properties were the second-most popular, coming in at £176,620, whilst detached properties fetched an average of £430,174.

      Sold prices in Warrington over the last year were similar to the previous year and 5% up on the peak price of £241,498 in 2021.

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        Warrington Town Hall

        Buy-to-Let Investment in Warrington: Area Breakdown

        Before stepping into the Warrington Buy to let property market, it is a good idea to familiarise yourself with the different areas within the town.

        WA1

        Warrington town centre offers plenty of accommodation options. Residents can enjoy access to the local high street and typical urban amenities. They are also close to Warrington Central and Bank Quay train stations. As such, the area is well-placed for buy-to-let investment. Investors can find traditional terraced houses, semi-detached homes and new-build apartments in the area.

        Average Property Prices in WA1

        Average property prices in WA1 are £231,300.

        Average Rental Yields in WA1

        The average yield in WA1 is 4.2%.

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          WA2

          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

          Average property prices in WA2 are £210,349.

          Average Rental Yields in WA2

          The average rental yield in this area is 4.2%.

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          WA3

          On the other side of the M6, Birchwood and Risley offer three residential housing estates and the Birchwood Park – home to numerous large companies. Birchwood also has a train station and the Birchwood Shopping Centre. Therefore, Birchwood makes for an attractive proposition for tenants and landlords.

          Average Property Prices in WA3

          Property prices are more expensive in WA3, rising to £270,481 on average.

          Average Rental Yields in WA3

          The average rental yield in WA3 is 3.8%.

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            WA4

            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.

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            Average Property Prices in WA4

            Average property prices in this postcode are £344,650.

            Average Rental Yields in WA4

            The average yield in this area is 3.2%.

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            Red Phonebooth and postbox, Warrington, UK

            WA5

            Heading west, surrounding areas like Great Sankey, Sankey Bridges, Old Hall, Penketh, Westbrook and Lingley Green offer good amenities to locals. They also have transport links such as railway stations on the Liverpool-Manchester line and easy access to Widnes and Runcorn for work. This is a popular area for residents who work nearby.

            Average Property Prices in WA5

            Property prices in this area are £255,685.

            Average Rental Yields in WA5

            The average rental yield is 4.1%.

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              Why You Should Consider a Buy-to-Let Investment in Warrington

              Economy

              Over the last decade, Warrington enjoyed substantial economic growth. A CityMetric report put 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.

              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.

              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.

              Regeneration

              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 projects are set to improve the local infrastructure and introduce 8,000 homes in the city centre.

              Plans for a Garden Suburb in the southeast part of the town could bring 7,400 new homes and employment opportunities.

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                Warrington New-Builds

                As demand continues to outpace supply, newly built properties have emerged as a popular buy-to-let investment trend.

                With the latest amenities and almost zero maintenance work required before residents are able to move in, investors are likely to see high demand and a faster turnaround on rental returns.

                The Warrington Local Plan 2021-2039 aims to deliver new homes, jobs and infrastructure support to the region. One of their prime objectives is to provide a minimum of 14,688 new homes (around 816 per year) between 2038/39.

                With the market seemingly shifting towards this trend, investing in new-build properties like these could be a lucrative investment opportunity for investors.

                Read More: Discover more about this investment trend with our recent buy-to-let guides, covering everything from new-builds in Birkenhead to the latest UK hotspots!

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                Off-Plan Property in Warrington

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

                Whilst off-plan opportunities in Warrington may increase as regeneration ramps up in the coming years, a wider variety of options and target demographics are likely to be found in Liverpool City Centre.

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                  How Does Warrington Compare to Other UK Regions When It Comes to Buy-to-Let?

                  If you are looking at buy-to-let opportunities in the North West, you are well informed. The North West has one of the best capital growth predictions in the UK at 20.2%. In addition, Home.co.uk’s September Housing Price Market Report suggests the North West is leading the way for rental growth, recording over 15% increase over the last year.

                  However, if you are serious about property investment, you may want to consider Liverpool and Manchester.

                  Both cities have more sway with tenants – especially young professionals and students. Both are big student locations. Liverpool has over 70,000 students attending four universities, while the Greater Manchester area has over 100,000 students across five universities. This offers a fantastic opportunity for buy-to-let investors considering student properties.

                  Liverpool also offers much cheaper property prices. The UK House Price Index puts Liverpool’s average house price at £177,628. In addition, the rental yield is 7.77% – more than 2% higher than Warrington. Check out the latest UK housing market news to stay upto date with the latest trends and changes in the sector.

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                    Want to Invest in Warrington in 2024?

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                    Author

                    Dale Barham

                    Dale is a property content writer at RWinvest. Keeping a close eye on the UK property market, Dale helps our readers stay informed and up to date on the latest market news and statistics.

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