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  • Buy-to-Let

    BTL in Warrington - what do you think?

    Hi everyone,

    I have 100k to invest in a first BTL and am interested in Warrington but would love to hear the thoughts of anyone who knows anything about the different areas of Warrington - whether you think it's a worthwhile place to go for and, if you know the city, which particular parts you reckon are worth investing in, especially in light of the new Amazon warehouse in the city.

    Thanks so much for any thoughts!  Would be great to chat to anyone about this.

    Cheers,

    Kat

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    Hi Katriona,

    Just curious what attracted you to Warrington? Is it local?

    I think investing in Btl in warrington is a sound strategy. As I’m sure you’ve probably done your research and discovered it’s excellent transport links to most of the country.

    In terms of areas to invest I would look at Great Sankey & Orford.. a good standard 3 Bed will fly in those areas.

    Although you may struggle to get one for £100k all in.

    Good luck and happy to help where I can.

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    Hi Jordan,

    Thanks so much for your reply.  My partner and I both have family up in Manchester and the surrounding areas, so we go up to visit fairly often.

    I'm aware my budget's tight, so I agree we will struggle to get a 3-bed in those areas, but will certainly on the look-out in Great Sankey and Orford - cheers!

    Kat

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    Warrington is a great area to invest as said above it has great transport links nationally and with Liverpool and Manchester within 30 minutes.

    The town itself has gone through massive regeneration in recent years. 

    Over last 15 years big investment to attract new businesses and all these places have workforces in need of quality homes.  https://www.omegaopportunity.com/community/masterplan/ / https://www.birchwoodpark.co.uk/

    I lived in Winwick for 15 years, which was a nice little village just outside, Croft, Culcheth good areas too although may be out of your budget.

    As suggested Orford / Padgate worth considering and more within or near your budget, I would look for somewhere within walking distance of Orford Jubilee Neighbourhood Hub https://www.livewirewarrington.co.uk/

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    Thanks a lot for your reply.  That's really helpful and I will make sure we look into all of those areas, including Winwick; we've been looking at nice surrounding villages but most of them seem a bit out of our budget.  Cheers for the links, Kat

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    My initial question is the same - why Warrington?

    I am working on a portfolio valuation in the town and my research is that there are a lot of new build flats, either recently completed or under construction.  There may well be an oversupply of flats with some of the older tired properties falling back in the market.  Be wary of buying  new build which is always filled with promise - if there's a lot of competition they may not achieve projected rents and after the initial flurry may actually fall in value.

    Warrington has plenty of good solid terraced houses close to the town centre and these may prove best.  The town centre has two railway stations - one on the Liverpool Manchester line and one on the West Coast with trains to London.

    Employment is growing with lots of big sheds being built in the north.  As a general rule, the villages to the south have better quality, more expensive housing than those in the north so as ever, you pays your money and takes your choice!

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    Hi Graham,

    Thanks for the helpful post and sorry about the late reply.

    That's really good to know about the new-build flats. Our plan is to get a house with potential to extend or at least renovate (my boyfriend has a history of working in construction).

    As for why Warrington - we have a lot of family in and around Greater Manchester and got interested in the investment potential coming with regeneration and new warehouses. My boyfriend and his brother have a property development start-up and want to establish a portfolio of buy-to-lets, to go alongside construction projects, and Warrington seems like a promising place to try and get to know the BTL market better.

    Cheers,

    Kat



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    Hello there!

    I am a born and bred "Warringtonian" having lived here for all 27 years of my life.

    Just a note - it's not a city, and apparently doesn't intend to be. https://www.warringtonguardian.co.uk/new...me-a-city/

    With regards to the new Amazon warehouse, this is located on the new Omega site near to Junction 8 of the M62. I actually live in Westbrook, which is in West Warrington (right next to Great Sankey, and "the Ikea", as people from around the North West will recognise it as. I can see the Amazon warehouse after a few minute walk from my house.

    Looking at the areas of Warrington - you can quite literally draw a line down Sankey Brook, which neighbours Callands and Dallam, running North to South. You can also draw a line across the Manchester Ship Canal (East to West). You've then got three distinctly different parts of Warrington, I'd say.

    1)   West of Sankey Brook, you have "West Warrington", which includes Great Sankey, Westbrook, Kingswood, Penketh, Chapelford etc. This is where I've lived all my life. It's reasonably affluent, lots of owner occupiers, and relatively higher prices compared to other areas. It's attracted significant inward investment in recent years due to ease of access to Liverpool and Manchester (along the M62) along with being only a few minutes away from the M6 turnoff. I'm not sure I'd move from round here, to be honest. For a 3 bed-semi, you're probably looking at a minimum of £150k (and that's on the lower end) up to around £180k. You won't find many terraced houses at all, though there may be a few in Sankey Bridges - at around £90k-100k.

    2)   East of Sankey Brook, you effectively get to a slightly lower demographic, and where house prices fall and yields go up (along with crime, unemployment, etc). Our "worser areas" aren't that bad though. Still all working class, salt of the earth type people, though there will be a few nastier areas. Dallam, Longford and parts of Orford and Bewsey are thought of as the worser areas. Latchford is one of the more up and coming areas around here, and I'd say bits of Padgate are 'far enough' out of this area, but again, houses go up slightly there. I'd also deem Warrington Town Centre to be within this bracket.

    3)   South of the Manchester Ship Canal, you have what some deem the nicest parts of Warrington - being Walton, Appleton, Stretton, Grappenhall and Daresbury. You've also got Stockton Heath here which, in my opinion, thinks it is posher than it is... But anyway, it's pretty high prices round here, affluent people, very minimal "riff-raff".

    You've also got the likes of Winwick, Culceth and Croft, which are a little more village like, though I wouldn't necessarily say they were "in" Warrington. They're all much more rural, village type areas. They're lovely places, somewhere I'd definitely recommend for a residential mover, though for investment purposes, again, prices are higher and yields will be lower.

    Transport links are great - we have Warrington Central Station which will take you East to West, and Warrington Bank Quay, which will effectively take you North to South. You can be in Liverpool/Manchester in less than half an hour, and be in London Euston in 1hr 45 mins. The motorway network is great too - you can be in Liverpool, Manchester, Chester, Preston, etc. in around half an hour (traffic dependent), along with several other neighbouring towns (Widnes, St Helens, Wigan etc.)

    Hope this helps, please feel free to ask any further questions you may have around the area Smile

    Thanks

    Conor

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    Hi!

    Great to hear from a born and bred citizen of Warrington (town not city!) and sorry about my late reply.

    That is such a useful breakdown of the different areas - thank you so much for taking the time to describe that. It's already been useful when searching. If it's not too nosy to ask, have you invested in any BTLs in Warrington?

    Cheers!

    Kat


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    If you're looking to invest in Warrington I'd recommend visiting Manoj and Andy at Hamlet Homes Warrington https://www.hamlethomeswarrington.co.uk -  Manoj uses this forum and owns a good lettings agency in the area, he will be able to give lots of advice and assist you in your search and management.

    There's lots of industry there and good road/rail links all around the area. You can get 2 bed terraced houses for 80-90k which rent for £500pcm, it may be worth considering a property that is already tenanted.

    Remember most properties are leasehold (but the good type) and there are some areas that have a low flood risk (despite the upgrades to the flood barriers) so it is worth taking a look at these before making offers.  I am a fan of Warrington, nice people, good fundamentals and you can still get a 7% yield.  Buying more expensive properties there, like most places, will hit your yields though.

    If you can afford it Latchford is nice off the Knutsford Road and you can still get something for under 100k which may need a little work, opposite the hospital is good also (but don't go any further north into Bewsey), if you look at Orford be careful not to go too far North as there is lots of social housing.

    Best of luck and feel free to ask any questions or PM me, I usually check the forum once or twice a week.

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    Hi,

    That is a lot of useful info there - thanks so much. Really good to know that there are potential flood-risk areas and cheers for the link to Hamlet Homes.

    Definitely interested in Latchford if we can wangle something for our budget - will look out for bargains in that area and will avoid where advised. Will def take you up on the offer to message if needed - really appreciate it!

    Cheers,

    Kat


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