# 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)