# 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

## 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 Flat, Buckshaw Village, PR7 | £800/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Flat, New Inn Close, PR7 | £850/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Terraced House, Liverpool Walk, PR7 | £950/mo | 2 | 1.16 miles | OpenRent |

**Average rent: £867/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** £3,214/m²

## Capital growth trend

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

- **5y growth:** 12.5%
- **10y growth:** 37.8%

## 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)