Sold Semi-detached

13 SOUGH ROAD

DARWEN, BLACKBURN WITH DARWEN BB3 2BN

3 beds 1 baths 1,163 sq ft Listed 1 Nov 2024 (-586d)

£78,000

Guide Price

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# 3 bedroom semi-detached house for sale (BB3 2BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 SOUGH ROAD, DARWEN, BLACKBURN WITH DARWEN BB3 2BN |
| Price | £78,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 108 m² |
| Last sold | £75,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £2,038/year
- **Est. upgrade cost to C:** £22,535

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£35)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/8434-6223-4300-0577-9206)

## Description

Three-bedroom mid terrace freehold house of traditional masonry construction, in need of modernisation.

The ground level comprises of two reception rooms and a separate kitchen (with cellar access) to the rear, leading onto the private patio and garden. The upper floors comprise three bedrooms and a three-piece bathroom, overlooking the garden.

The property benefits from traditional period features including high ceilings and bay windows.

**Location**:

Darwen is a market town located in Lancashire, Northwest England, Southeast of Blackburn (4.7 miles) and North of Bolton (9.6 miles) via the A666. Manchester is easily accessible Southeast via the M66 (26 miles), Leeds to the East via the M62 (55 miles), Liverpool to the Southwest via the M58 (41 miles).

The property itself is just 0.5 miles from the amenities and transport links of Darwen centre. Notably, the train station is just 0.7 miles North of Slough Road. The town centre has experienced gentrification in recent years, with the increased emergence of bars, restaurants and nightlife. The green spaces of Blacksnape playing fields are within short proximity, along with a number of scenic spots.

Online Auction on Thursday, 21 November 2024. For further information, such as legal documents and property information, please visit bidx1.com.

## Property Photos

- ![Photo](/listings/photos/154482320/340834)
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## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 SOUGH ROAD, DARWEN, BLACKBURN WITH DARWEN, BB3 2BN | £75,000 | 17/01/2025 | 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 |
|---------|-------|------|------|
| 13 ST PETERS CLOSE, DARWEN, BLACKBURN WITH DARWEN, BB3 2EA | £220,000 | 23/06/2022 | Semi-detached |
| 6 ST JOHNS AVENUE, DARWEN, BLACKBURN WITH DARWEN, BB3 2BR | £195,000 | 24/03/2022 | Semi-detached |
| 63 CARR ROAD, DARWEN, BLACKBURN WITH DARWEN, BB3 2DZ | £123,500 | 06/07/2021 | Semi-detached |

**Area average:** £179,500 (3 sales)

## Price vs local average

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

- **Local average:** £223,128 (30 Semi-detached, BB3, 2024–2026)
- **Deviation:** -65%

## 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):** £593/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Turncroft Road, BB3 | £800/mo | 3 | 0.11 miles | OpenRent |
| 3 Bed End Terrace, Primrose Terrace, BB3 | £675/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed Terraced House, Redearth Road, BB3 | £825/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Terraced House, Highfield Road, BB3 | £795/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Terraced House, Marsh House Lane, BB3 | £595/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed Semi-Detached House, Priory Grange, BB3 | £995/mo | 3 | 0.41 miles | OpenRent |
| 3 Bed Terraced House, Sarah St, BB3 | £2,500/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £1,026/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 1.03% (strong)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 12.3%
- **Cost-to-rent:** 8.1×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.6%

*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:** £722/m²

## Capital growth trend

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

- **5y growth:** 23.5%
- **10y growth:** 77.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.8%
- **5y growth (index):** 26.7%
- **10y growth (index):** 63.9%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Floor area

108 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£75,000 Jan 2025

Price per m²

£722/m²

Local average

£223,128 (-65%)

Deprivation

Decile 2 (5,745 of 33,755)

Street crime

172 incidents within 1 mile (Apr 2026)

Key features

Three bedroom period house
In need of modernisation
Freehold
Council Tax Band: A
EPC Rating: D
VIEWINGS: Monday 11th November 12pm - 1pm, Monday 18th November 11am - 12pm (EMAIL TO CONFIRM ATTENDANCE)
Online Auction on Thursday, 21 November 2024

Additional details

Garden: Yes

Description

Three-bedroom mid terrace freehold house of traditional masonry construction, in need of modernisation.
The ground level comprises of two reception rooms and a separate kitchen (with cellar access) to the rear, leading onto the private patio and garden. The upper floors comprise three bedrooms and a three-piece bathroom, overlooking the garden.
The property benefits from traditional period features including high ceilings and bay windows.
Location:
Darwen is a market town located in Lancashire, Northwest England, Southeast of Blackburn (4.7 miles) and North of Bolton (9.6 miles) via the A666. Manchester is easily accessible Southeast via the M66 (26 miles), Leeds to the East via the M62 (55 miles), Liverpool to the Southwest via the M58 (41 miles).
The property itself is just 0.5 miles from the amenities and transport links of Darwen centre. Notably, the train station is just 0.7 miles North of Slough Road. The town centre has experienced gentrification in recent years, with the increased emergence of bars, restaurants and nightlife. The green spaces of Blacksnape playing fields are within short proximity, along with a number of scenic spots.
Online Auction on Thursday, 21 November 2024. For further information, such as legal documents and property information, please visit bidx1.com.

Listed by

Covering UK

BidX1 UK Ltd

Reference: 154482320

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 03/07/2024

Current heating cost: £2,038/year

Potential heating cost: £1,025/year

Est. upgrade cost to C: £22,535

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	17/01/2025 (1 year ago)	£75,000	—

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
13 ST PETERS CLOSE, DARWEN, BLACKBURN WITH DARWEN, BB3 2EA	£220,000	23/06/2022	Semi-detached
6 ST JOHNS AVENUE, DARWEN, BLACKBURN WITH DARWEN, BB3 2BR	£195,000	24/03/2022	Semi-detached
63 CARR ROAD, DARWEN, BLACKBURN WITH DARWEN, BB3 2DZ	£123,500	06/07/2021	Semi-detached

Area average: £179,500 (3 sales)

Capital growth trend

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

5y growth 23.5%

10y growth 77.4%

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

1y (index) -0.8%

5y (index) 26.7%

10y (index) 63.9%

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: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BB3 2BN

Nearby

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

Type	Name	Distance
Bus stop	Darwen adj Holker Street	0.1 miles
Bus stop	Darwen adj Turncroft Road	0.1 miles
Shop	Sainsbury's	0.3 miles
Shop	McColls @ Darwen	0.4 miles
Train station	Darwen	0.5 miles
Hospital	Unknown	3.1 miles
Train station	Entwistle	3.1 miles
Hospital	Royal Blackburn Teaching Hospital	3.1 miles
University	University of Greater Manchester	8.2 miles
University	University of Bolton Orlando Village Residence	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	75
Anti-social behaviour	27
Public order	14
Criminal damage and arson	13
Other theft	9
Burglary	7
Drugs	7
Shoplifting	7
Possession of weapons	6
Other crime	3
Vehicle crime	3
Robbery	1
Total incidents	172

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
Darwen St Peter's Church of England Primary School	Primary	0.2 miles	Good — 8 May 2022
Turncroft Nursery School	Nursery	0.2 miles	Outstanding — 11 Dec 2014
Darwen Aldridge Community Academy	Secondary	0.2 miles	Requires improvement — 7 Feb 2023
St Joseph's Roman Catholic Primary School, Darwen	Primary	0.4 miles	Good — 9 Nov 2015
Sudell Primary School	Primary	0.4 miles	Good — 22 Nov 2021

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
3 Bed Terraced House, Turncroft Road, BB3	£800/mo	3	0.11 miles	OpenRent
3 Bed End Terrace, Primrose Terrace, BB3	£675/mo	3	0.12 miles	OpenRent
3 Bed Terraced House, Redearth Road, BB3	£825/mo	3	0.14 miles	OpenRent
3 Bed Terraced House, Highfield Road, BB3	£795/mo	3	0.22 miles	OpenRent
3 Bed Terraced House, Marsh House Lane, BB3	£595/mo	3	0.29 miles	OpenRent
3 Bed Semi-Detached House, Priory Grange, BB3	£995/mo	3	0.41 miles	OpenRent
3 Bed Terraced House, Sarah St, BB3	£2,500/mo	3	0.47 miles	OpenRent

Average rent: £1,026/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.03%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 12.3%

Cost-to-rent ratio 8.1×

Monthly cashflow £388/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.6%

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).