# 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF

## Property details

- Slug: `493f88a` (address key hash: `493f88a443e48a4bf885eda7e15115616a9b3e4b`)
- Postcode: BB1 2QF
- Transactions on record: 4

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Floor area: 82 m²
- EPC rating: D
- Year built: England and Wales: 1996-2002
- Last sold: £230,000 Feb 2026
- Price per m²: £2,805/m²
- Local average: £378,102 (25 sales)
- Street crime: 101 incidents within 1 mile (May 2026)

## Latest sale

- Price: £230,000
- Date: 2026-02-16
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 16/05/2031
- **Current heating cost:** £603/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/9736-3006-6205-6469-3200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-16 | £230,000 | Detached | +18.6% | £253,364 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-4bb2-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-10-08 | £194,000 | Detached | +31.1% | £245,775 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d4d42645-e50f-27f6-e053-6c04a8c0a572) |
| Sold | 2006-05-12 | £148,000 | Detached | +85.1% | £254,638 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/155e57d7-ee16-476a-8c3e-223b3922e859) |
| Sold | 2001-06-22 | £79,950 | Detached | — | £300,003 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a646b172-5f60-4d6b-a633-640c1a03020f) |

*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 |
|---------|-------|------|------|
| 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £230,000 | 16/02/2026 | Detached |
| 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £194,000 | 08/10/2021 | Detached |
| 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £148,000 | 12/05/2006 | Detached |
| 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £79,950 | 22/06/2001 | Detached |

## Historic listings

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

- Matched listing: [167207066](http://87.117.209.195:8080/listings/445f38d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £230,000 |
| listed | 2025-09-19 | £225,000 |
| sold | 2021-01-01 | £194,000 |
| sold | 2006-01-01 | £148,000 |
| sold | 2001-01-01 | £79,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 43 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £279,950 | 01/08/2022 | Detached |
| 76 SCHOOL LANE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2LW | £319,950 | 04/07/2022 | Detached |
| 45 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £269,950 | 31/03/2022 | Detached |
| 49 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £254,950 | 25/02/2022 | Detached |
| 37 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £317,950 | 25/02/2022 | Detached |
| 47 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £289,950 | 25/02/2022 | Detached |
| 28 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £207,500 | 20/12/2021 | Detached |
| 35 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £288,950 | 16/12/2021 | Detached |
| 33 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £286,950 | 10/12/2021 | Detached |
| 19 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £257,000 | 10/12/2021 | Detached |
| 25 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £222,950 | 05/11/2021 | Detached |
| 31 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £268,950 | 05/11/2021 | Detached |
| BARON MEWS SCHOOL LANE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2LW | £268,000 | 30/09/2021 | Detached |
| 38 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £281,950 | 03/09/2021 | Detached |
| 36 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £281,950 | 09/08/2021 | Detached |
| 30 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £246,950 | 06/08/2021 | Detached |
| 28 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £249,950 | 30/07/2021 | Detached |
| 32 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £249,950 | 23/07/2021 | Detached |

**Area average:** £269,097 (18 sales)

## Capital growth trend

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

- **5y growth:** 11.8%
- **10y growth:** 109.7%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; Detached series; as of April 2026.*

- **1y growth (index):** 5.4%
- **5y growth (index):** 35.9%
- **10y growth (index):** 70.3%

## Rental Range

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

- **Low:** £640/mo
- **Realistic:** £711/mo
- **Optimistic:** £782/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Wisteria Drive, BB3 | £1,100/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Semi-Detached House, Leopold Way, BB2 | £900/mo | 3 | 0.98 miles | OpenRent |

**Average rent: £1,000/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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

| Category | Count |
|----------|-------|
| Violence and sexual offences | 56 |
| Anti-social behaviour | 12 |
| Criminal damage and arson | 9 |
| Other theft | 6 |
| Public order | 5 |
| Burglary | 4 |
| Other crime | 4 |
| Drugs | 2 |
| Possession of weapons | 1 |
| Shoplifting | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **101** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| St James' Church of England Primary School | Primary | 0.7 miles | — (Inspected (no overall grade)) |
| Shadsworth Junior School | Primary | 0.8 miles | Good — 14 Nov 2019 |
| Newfield School | Other | 0.8 miles | — (Inspected (no overall grade)) |
| Belthorn Academy Primary School | Primary | 1.0 miles | Good — 9 Jun 2014 |
| Our Lady and St John RC High School, a Voluntary Academy | Secondary | 1.1 miles | Requires improvement — 6 Jul 2023 |