# 9 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED

## Property details

- Slug: `c72b2e8` (address key hash: `c72b2e892447401be12ceb7c3a21ee0233759434`)
- Postcode: BL5 2ED
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 193 m²
- EPC rating: D
- Last sold: £570,000 Mar 2026
- Price per m²: £2,953/m²
- Local average: £402,009 (29 sales)
- Street crime: 1 incidents within 1 mile (May 2026)

## Latest sale

- Price: £570,000
- Date: 2026-03-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 27/11/2035
- **Current heating cost:** £2,692/year
- **Est. upgrade cost to C:** £18,750

### Recommendations
- A3 (£900 - £1,200)
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2585-3957-8209-6715-0200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £570,000 | Detached | +68.9% | £576,351 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-fae2-b8d0-e063-4704a8c08d98) |
| Sold | 2012-11-06 | £337,500 | Detached | — | £645,936 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5eb671a9-15ce-4f92-80e4-f1f67094dcf8) |

*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 |
|---------|-------|------|------|
| 9 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED | £570,000 | 27/03/2026 | Detached |
| 9 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED | £337,500 | 06/11/2012 | Detached |

## Historic listings

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

- Matched listing: [170225504](http://87.117.209.195:8080/listings/07eef32)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £570,000 |
| listed | 2025-12-11 | £600,000 |
| sold | 2012-01-01 | £337,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 146 OLD VICARAGE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2EG | £226,000 | 18/08/2023 | Detached |
| 18 OLD VICARAGE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2EL | £270,000 | 14/11/2022 | Detached |
| 39 TURNER STREET, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2DZ | £450,000 | 25/03/2022 | Detached |
| 11 SEDGLEY DRIVE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2LT | £311,000 | 28/01/2022 | Detached |
| 16 OLD VICARAGE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2EL | £217,500 | 20/10/2021 | Detached |
| 24 OLD VICARAGE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2EL | £200,000 | 31/08/2021 | Detached |
| 6 OLD VICARAGE, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2EL | £244,000 | 29/07/2021 | Detached |

**Area average:** £274,071 (7 sales)

## Capital growth trend

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

- **5y growth:** 33.5%
- **10y growth:** 107%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.9%
- **5y growth (index):** 31.2%
- **10y growth (index):** 74%

## Rental Range

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

- **Low:** £795/mo
- **Realistic:** £883/mo
- **Optimistic:** £971/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bolton and Bury (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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Cedar Avenue, M46 | £1,595/mo | 4 | 0.75 miles | OpenRent |
| 4 Bed Semi-Detached House, Blakemore Park, M46 | £1,395/mo | 4 | 0.75 miles | OpenRent |

**Average rent: £1,495/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £186,875
- **Target investor price (1%):** £149,500

*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 £1,495/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 31.8×
- **Monthly cashflow:** £-924/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 | 1 |
| **Total incidents** | **1** |

*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 CofE Primary School, Daisy Hill | Primary | 0.2 miles | Good — 27 Feb 2019 |
| Eatock Primary School | Primary | 0.6 miles | Outstanding — 12 Jul 2016 |
| Washacre Primary Academy | Primary | 0.8 miles | Good — 16 Feb 2020 |
| St George's CofE Primary School | Primary | 0.9 miles | Good — 19 Jan 2022 |
| Atherton St George's CofE Primary School | Primary | 0.9 miles | Good — 17 Sep 2023 |