Detached

46 WATERS EDGE

FARNWORTH, BOLTON, GREATER MANCHESTER, BL4 0NL

£370,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BL4 0NL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Bradford Road/Minerva Road	0.1 miles
Shop	Royal Voluntary Store	0.5 miles
Train station	Moses Gate	0.7 miles
University	University of Bolton Orlando Village Residence	1.1 miles
Hospital	Bolton Hospice	2.0 miles

Property details

Tenure

Leasehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

123 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£370,000 Jun 2026

Price per m²

£3,008/m²

Local average

£278,250 (12 sales)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/03/2025

Expiry date: 18/03/2035

Current heating cost: £894/year

Potential heating cost: £800/year

Est. upgrade cost to C: £14,500

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	05/06/2026	£370,000	Detached	—	£371,680 to July 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£370,000
listed	08/08/2025	£375,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
12 GREENLAND ROAD, FARNWORTH, BOLTON, GREATER MANCHESTER, BL4 0HU	£390,000	14/11/2022	Detached
111 BRADFORD ROAD, BOLTON, GREATER MANCHESTER, BL3 2HU	£170,000	04/11/2022	Detached
14 BROAD OAK ROAD, BOLTON, GREATER MANCHESTER, BL3 2JA	£390,000	27/07/2022	Detached
96 BISHOPS ROAD, BOLTON, GREATER MANCHESTER, BL3 2JE	£160,000	25/03/2022	Detached

Area average: £277,500 (4 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 55.8%

10y growth 93.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Bolton. Series: Detached. As of July 2026.

1y (index) 5.2%

5y (index) 28.9%

10y (index) 72.3%

Rental Range

Estimated market rent for Bolton. Low = conservative, Realistic = average, Optimistic = best case.

Low £805/mo

Realistic £894/mo

Optimistic £983/mo

Based on Local Authority from postcode lookup → Bolton.

LHA (30th percentile) floor for Bolton and Bury: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Waterford Court, BL4	£875/mo	2	1.03 miles	OpenRent

Average rent: £875/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £109,375

Target investor price (1%) £87,500

Gross yield 2.8%

Cost-to-rent ratio 35.2×

Monthly cashflow £-695/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.8%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Mount St Joseph	Secondary	0.2 miles	Requires improvement — 4 Dec 2023
Lord's School	Other	0.3 miles	Good — 2 Mar 2020
Ss Simon & Jude CofE Primary School, Bolton	Primary	0.5 miles	Good — 6 May 2024
Harper Green School	Secondary	0.5 miles	Good — 8 Mar 2023
St Michael's CofE Primary School, Great Lever	Primary	0.5 miles	Good — 9 Jul 2015

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
29/10/2023	04/10/2023	3	1
31/10/2016	14/09/2016	2	1

# 46 WATERS EDGE, FARNWORTH, BOLTON, GREATER MANCHESTER, BL4 0NL

## Property details

- Slug: `1c05a6d` (address key hash: `1c05a6d100d5c82ac41d6a8899c499bd48f9839d`)
- Postcode: BL4 0NL
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 123 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £370,000 Jun 2026
- Price per m²: £3,008/m²
- Local average: £278,250 (12 sales)

## Latest sale

- Price: £370,000
- Date: 2026-06-05
- Type: D
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/03/2035
- **Current heating cost:** £894/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1800-5019-0622-8493-3753)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-05 | £370,000 | Detached | — | £371,680 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e8-b97c-29c7-e063-4804a8c015bc) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 WATERS EDGE, FARNWORTH, BOLTON, GREATER MANCHESTER, BL4 0NL | £370,000 | 05/06/2026 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165559910](http://87.117.209.195:8080/listings/ce05052)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £370,000 |
| listed | 2025-08-08 | £375,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 GREENLAND ROAD, FARNWORTH, BOLTON, GREATER MANCHESTER, BL4 0HU | £390,000 | 14/11/2022 | Detached |
| 111 BRADFORD ROAD, BOLTON, GREATER MANCHESTER, BL3 2HU | £170,000 | 04/11/2022 | Detached |
| 14 BROAD OAK ROAD, BOLTON, GREATER MANCHESTER, BL3 2JA | £390,000 | 27/07/2022 | Detached |
| 96 BISHOPS ROAD, BOLTON, GREATER MANCHESTER, BL3 2JE | £160,000 | 25/03/2022 | Detached |

**Area average:** £277,500 (4 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 55.8%
- **10y growth:** 93.8%

## House Price Index (HM Land Registry)

*Official index for Bolton; Detached series; as of July 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 28.9%
- **10y growth (index):** 72.3%

## Rental Range

*ONS Price Index of Private Rents (Bolton). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £805/mo
- **Realistic:** £894/mo
- **Optimistic:** £983/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bolton and Bury (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Waterford Court, BL4 | £875/mo | 2 | 1.03 miles | OpenRent |

**Average rent: £875/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £875/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.2×
- **Monthly cashflow:** £-695/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Mount St Joseph | Secondary | 0.2 miles | Requires improvement — 4 Dec 2023 |
| Lord's School | Other | 0.3 miles | Good — 2 Mar 2020 |
| Ss Simon & Jude CofE Primary School, Bolton | Primary | 0.5 miles | Good — 6 May 2024 |
| Harper Green School | Secondary | 0.5 miles | Good — 8 Mar 2023 |
| St Michael's CofE Primary School, Great Lever | Primary | 0.5 miles | Good — 9 Jul 2015 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #16020115
- **Address:** 46 Waters Edge, Farnworth, BL4 0NL
- **Certificate Issued:** 29/10/2023
- **Work Completed:** 04/10/2023
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #11972988
- **Address:** 46 watersedge, farnworth, BL4 0NL
- **Certificate Issued:** 31/10/2016
- **Work Completed:** 14/09/2016
- **Items:** 2 window(s), 1 door(s)