# 4 bedroom bungalow for sale (BL5 2ED) ## Property Details | Key | Value | |-----|-------| | Address | 9 OLD SIRS, BOLTON, WESTHOUGHTON, GREATER MANCHESTER BL5 2ED | | Price | £600,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | TBC | | Last sold | £570,000 Mar 2026 | ## 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) ## Description A Rare Opportunity – Exceptional Detached Bungalow on an Expansive Plot Nestled within a highly sought-after location, this truly unique and impressively spacious detached bungalow offers an outstanding blend of privacy, comfort, and potential. Set on a substantial plot spanning beautifully landscaped gardens, this remarkable property provides generous living accommodation and a lifestyle rarely found on the market. Inside, the bungalow boasts bright, well-proportioned rooms, including a welcoming entrance hall, a stunning expansive living room leading through to the conservatory, separate dining room, modern fitted kitchen with ample storage. The property features multiple double bedrooms, with the principal suite offering garden views and scope for further enhancement. The south west facing grounds are a standout feature—expansive, mature, and wonderfully private, with stoned raised veranda, extensive lawns, established borders, and ample space for outdoor entertaining, extension, or further development (subject to the relevant permissions). A large driveway, detached garage, and additional outbuildings further enhance the versatility of this exceptional home. Offering endless possibilities and situated close to amenities, transport links, and countryside walks, this one-of-a-kind property must be viewed to be fully appreciated. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/170225504/1240977) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240978) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240979) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240980) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240981) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240982) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240983) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240984) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240985) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240986) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240987) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240988) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240989) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240990) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240991) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240992) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240993) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240994) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240995) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/170225504/1240996) - pbox-IMG.jpg ## Floorplans - ![Floorplan](/listings/photos/170225504/1240997) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/170225504/1240998) - EPC Rating Graph ## 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 | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 2 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED | £195,000 | 16/12/2025 | Terraced | | 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 | | [Same street] 4 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED | £140,000 | 23/06/2022 | Terraced | | [Same street] 1 OLD SIRS, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2ED | £118,000 | 29/03/2022 | Terraced | | 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 | **Street average:** £151,000 (3 sales) **Area average:** £274,071 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £402,009 (29 Detached, BL5, 2024–2026) - **Deviation:** +49.3% ## 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).* - **LHA floor (this property size):** £947/mo ## 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:** 0.25% (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% - **Cost-to-rent:** 33.4× - **Monthly cashflow:** £-1,042/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.2% *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).* ## Price per Square Metre - **£/m²:** £3,109/m² ## 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% ## 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)