# 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU

## Property details

- Slug: `65328bc` (address key hash: `65328bcc98fb747972836f6375f6c03216a27a7a`)
- Postcode: BB3 2TU
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Terraced
- Last sold: £200,000 Jul 2006
- Local average: £107,050 (134 sales)
- Street crime: 33 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £200,000
- Date: 2006-07-13
- Type: T
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2006-07-13 | £200,000 | Terraced | +344.4% | £333,618 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0018cb9e-4c46-4282-ba2b-2c030d93b4fc) |
| Sold | 2001-06-29 | £45,000 | Terraced | — | £198,102 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/8cd6eb86-3233-47ea-9ab8-ec99e8128f11) |

*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 |
|---------|-------|------|------|
| 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £200,000 | 13/07/2006 | Terraced |
| 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £45,000 | 29/06/2001 | Terraced |

## 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 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £130,000 | 24/04/2026 | Terraced |
| 8 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £156,000 | 09/12/2022 | Terraced |
| 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £280,000 | 03/12/2021 | Terraced |
| 13 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £210,000 | 27/09/2021 | Terraced |

**Area average:** £194,000 (4 sales)

## Capital growth trend

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

- **5y growth:** 2%
- **10y growth:** -0.8%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; Terraced series; as of May 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 34.8%
- **10y growth (index):** 74.5%

## Rental Range

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

- **Low:** £641/mo
- **Realistic:** £712/mo
- **Optimistic:** £783/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Portland Street, BB3 | £690/mo | 2 | 0.84 miles | OpenRent |
| 2 Bed Terraced House, Melbourne Street, BB3 | £650/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed Terraced House, Bentley St, BB3 | £700/mo | 2 | 0.92 miles | OpenRent |
| 2 Bed Terraced House, Sydney Street, BB3 | £575/mo | 2 | 0.94 miles | OpenRent |
| 3 Bed Terraced House, Poppy Drive, BB3 | £1,050/mo | 3 | 1.01 miles | OpenRent |

**Average rent: £733/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £86,250
- **Target investor price (1%):** £69,000

*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 £690/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.2×
- **Monthly cashflow:** £-192/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Vehicle crime | 11 |
| Violence and sexual offences | 11 |
| Anti-social behaviour | 4 |
| Other crime | 2 |
| Criminal damage and arson | 1 |
| Other theft | 1 |
| Public order | 1 |
| Robbery | 1 |
| Shoplifting | 1 |
| **Total incidents** | **33** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Darwen, St Barnabas CofE Primary Academy | Primary | 0.6 miles | Good — 20 Oct 2017 |
| Aurora Woodlands School | Other | 0.7 miles | Good — 15 May 2022 |
| Ashleigh Primary School | Primary | 0.8 miles | Good — 31 Oct 2012 |
| St Joseph's Roman Catholic Primary School, Darwen | Primary | 1.4 miles | Good — 9 Nov 2015 |
| Darwen St Peter's Church of England Primary School | Primary | 1.4 miles | Good — 8 May 2022 |