Sold STC Terraced

33 KIRBY ROAD

BLACKBURN, BLACKBURN WITH DARWEN BB2 4HW

2 beds 1 baths 807 sq ft Listed 12 Aug 2021 (-1770d)

£75,000

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# 2 bedroom terraced house for sale (BB2 4HW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN BB2 4HW |
| Price | £75,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 75 m² |
| Last sold | £73,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/12/2026
- **Current heating cost:** £615/year
- **Est. upgrade cost to C:** £13,500

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9984-2852-6220-9326-8655)

## Description

A two bedroom terraced which is an ideal first time buy or investment property. The accommodation comprises of an entrance vestibule, hallway, lounge, dining kitchen with utility off, well maintained rear yard, two bedrooms and bathroom. The property further offers gas central heating and double glazing and is within easy reach of local shops including an Aldi within 10 minutes walk. There is also a main road with regular bus route to Blackburn and Darwen close by ad junction 4 of the M65 is only 5 minutes drive.

Located just off Bolton Rd before Ewood Cycles.

## Property Photos

- ![Front](/listings/photos/111813266/294190) - Front
- ![Lounge](/listings/photos/111813266/294191) - Lounge
- ![Kitchen/breakfast ro](/listings/photos/111813266/294192) - Kitchen/breakfast ro
- ![Kitchen/breakfast ro](/listings/photos/111813266/294193) - Kitchen/breakfast ro
- ![Lounge](/listings/photos/111813266/294194) - Lounge
- ![Kitchen/breakfast ro](/listings/photos/111813266/294195) - Kitchen/breakfast ro
- ![Utility](/listings/photos/111813266/294196) - Utility
- ![Bedroom 1](/listings/photos/111813266/294197) - Bedroom 1
- ![Bedroom 1](/listings/photos/111813266/294198) - Bedroom 1
- ![Bedroom 2](/listings/photos/111813266/294199) - Bedroom 2
- ![Bedroom 1](/listings/photos/111813266/294200) - Bedroom 1
- ![Bathroom](/listings/photos/111813266/294201) - Bathroom
- ![Bathroom](/listings/photos/111813266/294202) - Bathroom
- ![Rear](/listings/photos/111813266/294203) - Rear

## Floorplans

- ![CWQuickSketch.jpg](/listings/photos/111813266/294204) - CWQuickSketch.jpg

## EPC Graphs

- ![EPC.jpg](/listings/photos/111813266/294205) - EPC.jpg
- ![EPC Rating Graph](/listings/photos/111813266/294206) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £73,000 | 16/12/2025 | Terraced |
| 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £73,000 | 29/04/2022 | Terraced |
| 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £41,000 | 20/04/2012 | 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 |
|---------|-------|------|------|
| 8 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £150,000 | 21/01/2026 | Terraced |
| 11 LONGSHAW STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HS | £80,000 | 16/01/2026 | Terraced |
| 21 RAMSEY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LY | £91,000 | 23/12/2025 | Terraced |
| 18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £135,000 | 19/12/2025 | Terraced |
| 25 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £147,000 | 16/12/2025 | Terraced |
| 34 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £110,000 | 16/12/2025 | Terraced |
| 11 ABBOTSFORD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LZ | £120,000 | 12/12/2025 | Terraced |
| [Same street] 43 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £50,000 | 20/11/2025 | Terraced |
| 66 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX | £98,500 | 20/11/2025 | Terraced |
| 46 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £78,500 | 20/11/2025 | Terraced |
| 14 MALVERN AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3NA | £128,500 | 31/10/2025 | Terraced |
| 18 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £182,000 | 30/10/2025 | Terraced |
| 42 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £104,000 | 27/10/2025 | Terraced |
| 102 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX | £121,000 | 24/07/2025 | Terraced |
| 34 WOLSELEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HR | £118,000 | 16/06/2025 | Terraced |
| 6 NORWOOD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3PE | £93,500 | 28/02/2025 | Terraced |
| 29 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £122,000 | 08/12/2023 | Terraced |
| 313 BOLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HU | £70,000 | 29/11/2023 | Terraced |
| [Same street] 32 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £101,000 | 10/11/2023 | Terraced |
| 45 WHITAKER DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LN | £140,000 | 18/10/2023 | Terraced |
| [Same street] 59 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £62,500 | 06/07/2023 | Terraced |
| 18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £97,000 | 28/04/2023 | Terraced |
| 60 INFIRMARY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3JF | £130,000 | 31/03/2023 | Terraced |
| [Same street] 61 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £71,000 | 05/12/2022 | Terraced |
| [Same street] 40 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £48,000 | 25/11/2022 | Terraced |
| [Same street] 42 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £72,250 | 28/02/2022 | Terraced |
| [Same street] 18 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £60,000 | 18/02/2022 | Terraced |
| [Same street] 13 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £65,500 | 14/07/2021 | Terraced |

**Street average:** £66,281 (8 sales)
**Area average:** £115,800 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £131,590 (92 Terraced, BB2, 2024–2026)
- **Deviation:** -43%

## Rental Range

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

- **Low:** £638/mo
- **Realistic:** £709/mo
- **Optimistic:** £780/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £474/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Woodsend Close, BB2 | £900/mo | 2 | 1.01 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.2% (strong)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 14.4%
- **Cost-to-rent:** 6.9×
- **Monthly cashflow:** £490/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 27%

*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:** £1,000/m²

## Capital growth trend

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

- **5y growth:** 33.4%
- **10y growth:** 44%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.3%
- **5y growth (index):** 26.7%
- **10y growth (index):** 64.5%

## 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)

Front Lounge Kitchen/breakfast ro Kitchen/breakfast ro Lounge Kitchen/breakfast ro Utility Bedroom 1 Bedroom 1 Bedroom 2 Bedroom 1 Bathroom Bathroom Rear

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Property details

Floor area

75 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£73,000 Dec 2025

Price per m²

£1,000/m²

Local average

£131,590 (-43%)

Deprivation

Decile 1 (1,810 of 33,755)

Street crime

478 incidents within 1 mile (Apr 2026)

Key features

Two Bed Terraced
Lounge and Dining Kitchen
Utility Area
Gas Central Heating and Double Glazing
Rear Yard
Handy for Shops and transport links
Nature Trail and Playground at the end of the road

Additional details

Garden: Yes

Description

Listed by

Blackburn

Countrywide UK Sales - Connells

Reference: 111813266

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/12/2016

Expiry date: 21/12/2026

Current heating cost: £615/year

Potential heating cost: £501/year

Est. upgrade cost to C: £13,500

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

CWQuickSketch.jpg

EPC Graphs

EPC.jpg

EPC Rating Graph

Price history

78% since 2012

Event	Date	Price	% change
Sold	16/12/2025 (6 months ago)	£73,000	0%
Sold	29/04/2022 (4 years ago)	£73,000	+78%
Sold	20/04/2012 (14 years ago)	£41,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
8 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU	£150,000	21/01/2026	Terraced
11 LONGSHAW STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HS	£80,000	16/01/2026	Terraced
21 RAMSEY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LY	£91,000	23/12/2025	Terraced
18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU	£135,000	19/12/2025	Terraced
25 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE	£147,000	16/12/2025	Terraced
34 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA	£110,000	16/12/2025	Terraced
11 ABBOTSFORD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LZ	£120,000	12/12/2025	Terraced
Same street 43 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£50,000	20/11/2025	Terraced
66 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX	£98,500	20/11/2025	Terraced
46 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA	£78,500	20/11/2025	Terraced
14 MALVERN AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3NA	£128,500	31/10/2025	Terraced
18 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE	£182,000	30/10/2025	Terraced
42 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA	£104,000	27/10/2025	Terraced
102 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX	£121,000	24/07/2025	Terraced
34 WOLSELEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HR	£118,000	16/06/2025	Terraced
6 NORWOOD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3PE	£93,500	28/02/2025	Terraced
29 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE	£122,000	08/12/2023	Terraced
313 BOLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HU	£70,000	29/11/2023	Terraced
Same street 32 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£101,000	10/11/2023	Terraced
45 WHITAKER DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LN	£140,000	18/10/2023	Terraced
Same street 59 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£62,500	06/07/2023	Terraced
18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU	£97,000	28/04/2023	Terraced
60 INFIRMARY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3JF	£130,000	31/03/2023	Terraced
Same street 61 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£71,000	05/12/2022	Terraced
Same street 40 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£48,000	25/11/2022	Terraced
Same street 42 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£72,250	28/02/2022	Terraced
Same street 18 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£60,000	18/02/2022	Terraced
Same street 13 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW	£65,500	14/07/2021	Terraced

Street average: £66,281 (8 sales)

Area average: £115,800 (20 sales)

Capital growth trend

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

5y growth 33.4%

10y growth 44%

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

1y (index) -1.3%

5y (index) 26.7%

10y (index) 64.5%

Rental Range

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

Low £638/mo

Realistic £709/mo

Optimistic £780/mo

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

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BB2 4HW

Nearby

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

Type	Name	Distance
Shop	Ewood Bikes	0.1 miles
Shop	Bolton Road Convenience Store	0.1 miles
Bus stop	Hollin Bank by Empire Theatre	0.1 miles
Bus stop	Hollin Bank opp Empire Theatre	0.1 miles
Hospital	Unknown	0.4 miles
Train station	Mill Hill	0.6 miles
Train station	Blackburn	1.1 miles
Hospital	Royal Blackburn Teaching Hospital	1.1 miles
University	University of Lancashire	9.2 miles
University	UClan burnley temp	10.5 miles

Street-level crime

Category	Count
Violence and sexual offences	178
Anti-social behaviour	97
Criminal damage and arson	58
Public order	36
Shoplifting	29
Other theft	24
Drugs	13
Burglary	11
Vehicle crime	11
Other crime	8
Robbery	6
Possession of weapons	5
Theft from the person	2
Total incidents	478

Within 1 mile during Apr 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
Longshaw Community Junior School	Primary	0.3 miles	Good — 6 Jun 2013
Longshaw Nursery School	Nursery	0.3 miles	Good — 14 Mar 2019
Longshaw Infant School	Primary	0.4 miles	Good — 10 Nov 2021
Markazul Uloom	Other	0.5 miles	Inadequate — 20 Jun 2024
Noorul Uloom	Other	0.5 miles	Good — 13 Jun 2024

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, Woodsend Close, BB2	£900/mo	2	1.01 miles	OpenRent

Average rent: £900/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.2%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 14.4%

Cost-to-rent ratio 6.9×

Monthly cashflow £490/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 27%

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).