As house prices across the North West continue to rise and more homebuyers seek out commuter, family and pocket-friendly suburbia, Warrington has emerged as one of the most sought-after places to live outside major cities like Manchester and Liverpool.
In fact, recent research ranked Warrington as the sixth most popular UK location for movers, driven by affordability and lifestyle appeal.
According to the latest data from the UK House Price Index, the average home in Warrington was worth around £252,000 in late 2025. This figure rose 6% between 2024 and 2025, beating the North West region as a whole, which rose 4.5% year-on-year. Despite this healthy rise in house prices, Warrington still offers a more affordable alternative to many parts of the UK, falling comfortably below national averages.
So, where is the best place to buy or rent in Warrington in 2026? Take a look at our roundup below.
- WA4: Stockton Heath, Grappenhall & Appleton
This postcode area consistently commands the highest prices in Warrington, with average listing prices over £330,000.
Why it’s popular:
- The area has a village-like feel with independent shops, cafés and green spaces.
- Excellent schools such as primaries Grappenhall Heys Community, Appleton Thorn and Stretton St Matthew’s CofE plus secondaries Cardinal Newman Catholic High School and Bridgewater High School.
- A strong community vibe.
- Good transport links and access to commuter routes for Manchester and Liverpool.
Stockton Heath and nearby Grappenhall are particularly attractive for families and professionals willing to pay a premium for lifestyle and connections.
- WA3: Culcheth, Birchwood & Risley
The WA3 area offers slightly more affordable options (around £288,800 on average) but is still highly desirable thanks to its mix of housing types and green spaces.
Highlights:
- Birchwood has excellent road and rail links to both Liverpool and Manchester.
- A broader choice of property sizes and styles including modern apartments, starter homes and 3- and 4-bedroom detached properties on established estates, alongside some semi-rural homes around Culcheth and Risley.
- A mix of price points cater to first-time buyers and families alike.
This area tends to appeal to commuters who want space without straying too far from Warrington’s centre and major road networks.
- WA5: Great Sankey & Penketh
With asking prices around £285,000, this popular neighbourhood is ideal for families seeking proximity to schools, parks and everyday amenities without the premium of the WA4 postcodes. Areas such as Great Sankey and nearby Penketh offer a strong selection of three- and four-bedroom homes, many with gardens and off-road parking – features that continue to attract growing families.
Great Sankey’s vibrant community feel makes it a favourite for those wanting suburban living while remaining within easy reach of Warrington town centre and convenient access to the M62 and Sankey railway station.
The area represents solid value for buyers looking for space and connectivity in one of Warrington’s most established residential areas.
- WA1 & WA2: Town Centre, Orford, Padgate & Winwick
While historically more affordable (averaging around £215,000–£255,000), areas like Orford, Padgate and Winwick have seen some of the strongest house price growth in the borough over the past 5 years, with some areas delivering 20-25% increases.
Why consider these areas:
- Great value entry point for first-time buyers.
- Handy for commuters and families alike thanks to excellent rail links from Padgate and Warrington Bank Quay, quick access to the M62 and M6 motorway network, and proximity to well-regarded local schools and green spaces.
- Emerging regeneration activity like the expansion of Omega Warrington and improvements to Warrington town centre make these neighbourhoods more attractive to buyers.
New developments set to have an impact in 2026
Warrington’s housing landscape isn’t just static stock – new developments are reshaping where and how people live.
Take Parkside Place on Wilderspool Causeway: this modern building adds 29 contemporary apartments, offering a blend of town-centre convenience and design-led living that appeals to young professionals and downsizers alike.
Meanwhile, demand for high-quality new-build homes like those at Rivers Edge and planned schemes at Radley Woods continues to grow, with interest up more than 50% year-on-year.
Why homebuyers are choosing Warrington over nearby cities
One of the biggest drivers behind Warrington’s booming market is migration from larger cities.
For many, Warrington’s location on the M62 corridor is a major draw. Its strong road and rail links make it practical for commuters working in Manchester or Liverpool while enjoying comparatively lower house prices and a more family-orientated pace of life.
This combination of accessibility and affordability has helped cement Warrington’s reputation as an attractive place to settle – whether you’re starting a family, relocating for work, or looking for your next property move.
