Semi-Detached

12 GRASMERE AVENUE

BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD

£205,500

Location

Map view View on Google Maps View on OpenStreetMap Street View BB1 8LD

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Pleckgate by Lammack Road	0.1 miles
Shop	Van-Tastic	0.7 miles
Hospital	The Beardwood Hospital	1.1 miles
Train station	Ramsgreave and Wilpshire	1.2 miles
University	UCLan Burnley Campus	10.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

84 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£205,500 Mar 2026

Price per m²

£2,446/m²

Local average

£203,744 (80 sales)

Street crime

138 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 06/08/2025

Expiry date: 05/08/2035

Current heating cost: £1,544/year

Potential heating cost: £943/year

Est. upgrade cost to C: £30,155

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Increase hot water cylinder insulation (£20 - £40)
Low energy lighting for all fixed outlets (£300 - £350)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/03/2026	£205,500	Semi-detached	—	£221,525 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£205,500
listed	22/08/2025	£190,000
sold	01/01/2000	£68,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
1 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX	£164,000	09/01/2026	Semi-detached
28 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD	£185,000	12/12/2025	Semi-detached
2 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF	£250,000	12/12/2025	Semi-detached
71 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW	£210,000	28/11/2025	Semi-detached
7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD	£168,000	11/09/2025	Semi-detached
7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD	£168,000	11/09/2025	Semi-detached
27 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB	£180,000	14/07/2025	Semi-detached
88 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF	£160,000	24/11/2023	Semi-detached
200 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL	£125,000	21/11/2023	Semi-detached
115 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX	£135,000	16/10/2023	Semi-detached
198 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL	£190,000	28/06/2023	Semi-detached
21 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX	£176,000	17/04/2023	Semi-detached
70 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF	£185,000	16/12/2022	Semi-detached
226 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL	£210,000	14/11/2022	Semi-detached
216 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL	£195,000	30/09/2022	Semi-detached
18 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB	£186,000	02/08/2022	Semi-detached
75 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW	£250,000	28/07/2022	Semi-detached
5 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD	£186,100	27/07/2022	Semi-detached
242 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL	£150,000	25/07/2022	Semi-detached
33 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB	£235,000	01/07/2022	Semi-detached

Area average: £185,405 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 10.3%

10y growth 57%

House Price Index (HM Land Registry — official index, not sold-price averages): Blackburn with Darwen. Series: Semi-detached. As of April 2026.

1y (index) 4.9%

5y (index) 36.2%

10y (index) 73.6%

Rental Range

Estimated market rent for Blackburn with Darwen. Low = conservative, Realistic = average, Optimistic = best case.

Low £640/mo

Realistic £711/mo

Optimistic £782/mo

Based on Local Authority from postcode lookup → Blackburn with Darwen.

LHA (30th percentile) 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
2 Bed Terraced House, Haydock Street, BB1	£750/mo	2	0.65 miles	OpenRent
2 Bed Terraced House, Pemberton Street, BB1	£675/mo	2	0.67 miles	OpenRent
2 Bed Semi-Detached House, Cranshaw Drive, BB1	£699/mo	2	0.71 miles	OpenRent
2 Bed Bungalow, Blackburn, BB1	£770/mo	2	0.78 miles	OpenRent
2 Bed Terraced House, Blackburn Street, BB1	£795/mo	2	1.01 miles	OpenRent

Average rent: £738/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.36%

Max investor price (0.8%) £93,750

Target investor price (1%) £75,000

Gross yield 4.4%

Cost-to-rent ratio 22.8×

Monthly cashflow £-159/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	69
Anti-social behaviour	17
Criminal damage and arson	13
Public order	11
Other theft	8
Vehicle crime	7
Drugs	5
Burglary	2
Other crime	2
Possession of weapons	2
Shoplifting	1
Theft from the person	1
Total incidents	138

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Lammack Primary School	Primary	0.1 miles	Good — 23 Mar 2013
Pleckgate High School	Secondary	0.3 miles	Outstanding — 2 Jul 2024
St Gabriel's Church of England Primary School	Primary	0.6 miles	Good — 9 Jun 2024
Holy Souls Roman Catholic Primary School Blackburn	Primary	0.6 miles	Good — 23 Mar 2023
St James' Church of England Primary School Blackburn	Primary	0.8 miles	Good — 15 May 2013

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
14/09/2009	28/08/2009	4	—
29/06/2009	27/05/2009	2	—
26/06/2006	07/06/2006	—	1

# 12 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD

## Property details

- Slug: `db94fc9` (address key hash: `db94fc9b52d1b9fb8e90272916a0945e20703f09`)
- Postcode: BB1 8LD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 84 m²
- EPC rating: E
- Year built: England and Wales: 1950-1966
- Last sold: £205,500 Mar 2026
- Price per m²: £2,446/m²
- Local average: £203,744 (80 sales)
- Street crime: 138 incidents within 1 mile (May 2026)

## Latest sale

- Price: £205,500
- Date: 2026-03-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/08/2035
- **Current heating cost:** £1,544/year
- **Est. upgrade cost to C:** £30,155

### Recommendations
- B (£900 - £1,500)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- E (£300 - £350)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2140-6678-1050-5007-6105)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £205,500 | Semi-detached | — | £221,525 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-1ee9-b8d0-e063-4704a8c08d98) |

*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 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £205,500 | 27/03/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [166118852](http://87.117.209.195:8080/listings/70e9c79)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £205,500 |
| listed | 2025-08-22 | £190,000 |
| sold | 2000-01-01 | £68,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £164,000 | 09/01/2026 | Semi-detached |
| 28 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £185,000 | 12/12/2025 | Semi-detached |
| 2 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £250,000 | 12/12/2025 | Semi-detached |
| 71 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW | £210,000 | 28/11/2025 | Semi-detached |
| 7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £168,000 | 11/09/2025 | Semi-detached |
| 7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £168,000 | 11/09/2025 | Semi-detached |
| 27 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £180,000 | 14/07/2025 | Semi-detached |
| 88 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £160,000 | 24/11/2023 | Semi-detached |
| 200 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £125,000 | 21/11/2023 | Semi-detached |
| 115 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £135,000 | 16/10/2023 | Semi-detached |
| 198 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £190,000 | 28/06/2023 | Semi-detached |
| 21 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £176,000 | 17/04/2023 | Semi-detached |
| 70 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £185,000 | 16/12/2022 | Semi-detached |
| 226 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £210,000 | 14/11/2022 | Semi-detached |
| 216 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £195,000 | 30/09/2022 | Semi-detached |
| 18 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £186,000 | 02/08/2022 | Semi-detached |
| 75 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW | £250,000 | 28/07/2022 | Semi-detached |
| 5 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £186,100 | 27/07/2022 | Semi-detached |
| 242 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £150,000 | 25/07/2022 | Semi-detached |
| 33 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £235,000 | 01/07/2022 | Semi-detached |

**Area average:** £185,405 (20 sales)

## Capital growth trend

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

- **5y growth:** 10.3%
- **10y growth:** 57%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 36.2%
- **10y growth (index):** 73.6%

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Haydock Street, BB1 | £750/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Terraced House, Pemberton Street, BB1 | £675/mo | 2 | 0.67 miles | OpenRent |
| 2 Bed Semi-Detached House, Cranshaw Drive, BB1 | £699/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Bungalow, Blackburn, BB1 | £770/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Terraced House, Blackburn Street, BB1 | £795/mo | 2 | 1.01 miles | OpenRent |

**Average rent: £738/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.8×
- **Monthly cashflow:** £-159/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.2%

*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 | 69 |
| Anti-social behaviour | 17 |
| Criminal damage and arson | 13 |
| Public order | 11 |
| Other theft | 8 |
| Vehicle crime | 7 |
| Drugs | 5 |
| Burglary | 2 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Shoplifting | 1 |
| Theft from the person | 1 |
| **Total incidents** | **138** |

*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 |
|------|------|----------|--------|
| Lammack Primary School | Primary | 0.1 miles | Good — 23 Mar 2013 |
| Pleckgate High School | Secondary | 0.3 miles | Outstanding — 2 Jul 2024 |
| St Gabriel's Church of England Primary School | Primary | 0.6 miles | Good — 9 Jun 2024 |
| Holy Souls Roman Catholic Primary School Blackburn | Primary | 0.6 miles | Good — 23 Mar 2023 |
| St James' Church of England Primary School Blackburn | Primary | 0.8 miles | Good — 15 May 2013 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6826756
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 14/09/2009
- **Work Completed:** 28/08/2009
- **Items:** 4 window(s)

### FENSA Certificate #6643678
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 29/06/2009
- **Work Completed:** 27/05/2009
- **Items:** 2 window(s)

### FENSA Certificate #3828654
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 26/06/2006
- **Work Completed:** 07/06/2006
- **Items:** 1 door(s)