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

## Property details

- Slug: `94d71bf` (address key hash: `94d71bfd87771f7373cd4c9f6ce50ca16e90949a`)
- Postcode: BB3 2TU
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Terraced
- Floor area: 77 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £40,000 Nov 2001
- Price per m²: £519/m²
- Local average: £107,050 (134 sales)
- Street crime: 33 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £40,000
- Date: 2001-11-26
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/04/2031
- **Current heating cost:** £837/year
- **Est. upgrade cost to C:** £25,675

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- 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/2500-1266-0422-5001-3493)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2001-11-26 | £40,000 | Terraced | — | £174,126 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/063d8ff8-a017-4122-9c47-7b3db2a89dda) |

*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 |
|---------|-------|------|------|
| 13 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £40,000 | 26/11/2001 | 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:** 0.3%
- **10y growth:** 1.9%

## 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:** £642/mo
- **Realistic:** £713/mo
- **Optimistic:** £784/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, Bentley St, BB3 | £700/mo | 2 | 0.92 miles | OpenRent |

**Average rent: £700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.75% (strong)
- **Max investor price (0.8%):** £87,500
- **Target investor price (1%):** £70,000

*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 £700/mo).*

- **Gross yield:** 21%
- **Cost-to-rent:** 4.8×
- **Monthly cashflow:** £447/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 46.3%

*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 |