Warrington: A Hidden Gem for Landlords in 2025
By Michael Holliday, Managing Director, Residential Estates
In a housing market where prices in major UK cities continue to push the affordability ceiling, savvy landlords are looking for the next growth hotspots—towns with a strong economic foundation, solid transport links, and property prices that allow for a high yield. Warrington, nestled between Manchester and Liverpool, ticks all these boxes. In 2025, it stands out as a medium-term property play that offers value, resilience, and returns for both short-let and long let landlords.
Why Warrington?
Warrington is strategically located on the M6 corridor, offering excellent connectivity to the North West and beyond. With two main train stations—Bank Quay and Central—direct services connect to London in under two hours and to Manchester and Liverpool in under 30 minutes. This makes it highly attractive for commuters priced out of bigger cities but still in need of accessible, quality housing.
But Warrington is not just a dormitory town. It’s home to major employers in logistics, retail, nuclear energy, and tech. Amazon, Unilever, and Sellafield Ltd have significant operations here. The £190m Time Square regeneration project, completed in recent years, revitalised the town centre with new offices, a cinema, restaurants, and civic buildings. This modernisation, paired with a strong local job market, creates a steady demand for rental property across both young professionals and families.
Affordability and Yield
Warrington remains far more affordable than its neighbouring cities. As of 2025, the average house price hovers between £180,000 and £220,000 depending on the postcode—well below the UK average of over £280,000. This low entry point is what makes it particularly attractive for landlords looking to expand portfolios without overstretching capital.
Rental yields are competitive, with long-term lets typically delivering between 6% and 7% gross yield in areas like Great Sankey, Orford, and Padgate. With the rise of flexible working and travel, short-term lets in central locations or near business parks are also gaining traction, particularly one- and two-bed flats serving contractors, professionals, or NHS staff on placement.
Short-Term vs Long-Term
Short-term rentals in Warrington benefit from strong corporate demand due to the town’s commercial links and transient workforce. Contractors needing accommodation for a few weeks or months are driving up demand for well-furnished short-stay apartments. A one-bed apartment can command £75 to £100 per night, depending on quality and location, leading to higher returns than traditional lets if occupancy is well managed.
Long-term lets, on the other hand, provide a more stable and passive income stream, particularly in family-oriented areas with good schools, such as Lymm and Appleton. With local authorities planning further infrastructure and housing development, these suburbs are likely to see capital appreciation in the medium term.
The Opportunity
Warrington represents a classic landlord’s opportunity: affordable entry, strong rental demand, high yields, and medium-term capital growth. Whether you’re starting out or scaling up your portfolio, 2025 is a good time to look beyond the obvious cities. In Warrington, landlords can still buy smart—and build solid.
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