Sold STC Semi-detached

2 BEAUMARIS ROAD

LEYLAND, LANCASHIRE PR25 4ZQ

2 beds 603 sq ft Listed 25 Feb 2022 (-1606d)

£180,000

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# 2 bedroom semi-detached house for sale (PR25 4ZQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 BEAUMARIS ROAD, LEYLAND, LANCASHIRE PR25 4ZQ |
| Price | £180,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 56 m² |
| Last sold | £183,000 Feb 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/10/2031
- **Current heating cost:** £466/year
- **Est. upgrade cost to C:** £10,515

### Recommendations
- W1 (£800 - £1,200)
- E (£15)
- 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/3339-0620-1109-0752-0226)

## Description

Established over 40 years, Brian Pilkington Estate Agents are Leylands longest established family run Estate Agents. More properties needed, the market is still moving fast.

## Property Photos

- ![Photo](/listings/photos/120385811/1351012)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 BEAUMARIS ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4ZQ | £183,000 | 15/02/2022 | Semi-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 |
|---------|-------|------|------|
| 4 ARUNDEL WAY, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YQ | £210,000 | 18/12/2025 | Semi-detached |
| 7 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU | £140,000 | 11/08/2025 | Semi-detached |
| 39 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP | £306,000 | 23/05/2025 | Semi-detached |
| 2 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU | £175,000 | 07/02/2025 | Semi-detached |
| 2 ARUNDEL WAY, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YQ | £220,000 | 07/11/2024 | Semi-detached |
| 6 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU | £180,000 | 20/12/2023 | Semi-detached |
| 16 GLAMIS ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YP | £181,500 | 07/12/2023 | Semi-detached |
| 28 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL | £210,000 | 13/11/2023 | Semi-detached |
| 7 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP | £235,000 | 10/11/2023 | Semi-detached |
| 5 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP | £192,000 | 27/10/2023 | Semi-detached |
| 5 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU | £140,000 | 23/06/2023 | Semi-detached |
| 10 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL | £208,500 | 26/05/2023 | Semi-detached |
| 4 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU | £165,000 | 28/04/2023 | Semi-detached |
| 66 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL | £340,000 | 16/12/2022 | Semi-detached |
| 45 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP | £213,000 | 09/12/2022 | Semi-detached |
| 3 ESKDALE ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3AT | £180,000 | 05/12/2022 | Semi-detached |
| 19 LYNTON AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HY | £150,000 | 02/12/2022 | Semi-detached |
| 49 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP | £153,000 | 07/11/2022 | Semi-detached |
| 12 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HQ | £167,000 | 15/09/2022 | Semi-detached |
| 25 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JJ | £200,000 | 02/09/2022 | Semi-detached |
| [Same street] 6 BEAUMARIS ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4ZQ | £250,000 | 27/08/2021 | Detached |

**Street average:** £250,000 (1 sale)
**Area average:** £198,300 (20 sales)

## Price vs local average

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

- **Local average:** £193,113 (67 Semi-detached, PR25, 2024–2026)
- **Deviation:** -6.8%

## Rental Range

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

- **Low:** £714/mo
- **Realistic:** £793/mo
- **Optimistic:** £872/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £573/mo

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £99,125
- **Target investor price (1%):** £79,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,214/m²

## Capital growth trend

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

- **5y growth:** 13.1%
- **10y growth:** 37.6%

## House Price Index (HM Land Registry)

*Official index for South Ribble; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 24.3%
- **10y growth (index):** 43%

## 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)

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Property details

Floor area

56 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£183,000 Feb 2022

Price per m²

£3,214/m²

Local average

£193,113 (-6.8%)

Street crime

159 incidents within 1 mile (May 2026)

Description

Established over 40 years, Brian Pilkington Estate Agents are Leylands longest established family run Estate Agents. More properties needed, the market is still moving fast.

Listed by

Leyland

Brian Pilkington

Reference: 120385811

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/10/2021

Expiry date: 21/10/2031

Current heating cost: £466/year

Potential heating cost: £412/year

Est. upgrade cost to C: £10,515

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
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	15/02/2022 (4 years ago)	£183,000	—

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
4 ARUNDEL WAY, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YQ	£210,000	18/12/2025	Semi-detached
7 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU	£140,000	11/08/2025	Semi-detached
39 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP	£306,000	23/05/2025	Semi-detached
2 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU	£175,000	07/02/2025	Semi-detached
2 ARUNDEL WAY, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YQ	£220,000	07/11/2024	Semi-detached
6 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU	£180,000	20/12/2023	Semi-detached
16 GLAMIS ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4YP	£181,500	07/12/2023	Semi-detached
28 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL	£210,000	13/11/2023	Semi-detached
7 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP	£235,000	10/11/2023	Semi-detached
5 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP	£192,000	27/10/2023	Semi-detached
5 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU	£140,000	23/06/2023	Semi-detached
10 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL	£208,500	26/05/2023	Semi-detached
4 CONWAY AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HU	£165,000	28/04/2023	Semi-detached
66 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JL	£340,000	16/12/2022	Semi-detached
45 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP	£213,000	09/12/2022	Semi-detached
3 ESKDALE ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3AT	£180,000	05/12/2022	Semi-detached
19 LYNTON AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HY	£150,000	02/12/2022	Semi-detached
49 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HP	£153,000	07/11/2022	Semi-detached
12 BENT LANE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4HQ	£167,000	15/09/2022	Semi-detached
25 DENFORD AVENUE, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 3JJ	£200,000	02/09/2022	Semi-detached
Same street 6 BEAUMARIS ROAD, LEYLAND, SOUTH RIBBLE, LANCASHIRE, PR25 4ZQ	£250,000	27/08/2021	Detached

Street average: £250,000 (1 sale)

Area average: £198,300 (20 sales)

Capital growth trend

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

5y growth 13.1%

10y growth 37.6%

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

1y (index) 2%

5y (index) 24.3%

10y (index) 43%

Rental Range

Estimated market rent for South Ribble. Low = conservative, Realistic = average, Optimistic = best case.

Low £714/mo

Realistic £793/mo

Optimistic £872/mo

Based on Local Authority from postcode lookup → South Ribble.

LHA (30th percentile) floor for Central Lancs: £573/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PR25 4ZQ

Nearby

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

Type	Name	Distance
Bus stop	Bent Lane	0.0 miles
Bus stop	Bent Bridge opp Beaumaris Road	0.0 miles
Shop	M&S Foam	0.1 miles
Shop	Michael Theobald Garage Ltd	0.2 miles
Train station	Leyland	0.7 miles
Train station	Buckshaw Parkway	1.4 miles
Hospital	Ramsay Fulwood Hall Hospital	6.8 miles
Hospital	Greater Lancashire Hospital	6.9 miles
University	Westleigh Conference Centre	7.1 miles
University	Milton House	11.7 miles

Street-level crime

Category	Count
Violence and sexual offences	47
Anti-social behaviour	31
Shoplifting	31
Public order	13
Criminal damage and arson	11
Other theft	8
Vehicle crime	6
Drugs	5
Burglary	3
Other crime	2
Bicycle theft	1
Possession of weapons	1
Total incidents	159

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
Balshaw's Church of England High School	Secondary	0.2 miles	Good — 20 Mar 2023
Leyland Methodist Junior School	Primary	0.4 miles	Good — 17 Jan 2022
Leyland Methodist Infant School	Primary	0.4 miles	Outstanding — 9 Oct 2013
Lancaster Lane Primary and Pre-School	Primary	0.6 miles	Good — 27 Jan 2014
Runshaw College	Other	0.6 miles	— (No rating)

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.44%

Max investor price (0.8%) £99,125

Target investor price (1%) £79,300

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).