Sold STC Terraced

10 IRVING PLACE

BLACKBURN, BLACKBURN WITH DARWEN BB2 6LR

3 beds 1 baths 1,313 sq ft Listed 15 Mar 2019 (-2626d)

£130,000

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# 3 bedroom terraced house for sale (BB2 6LR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN BB2 6LR |
| Price | £130,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 122 m² |
| Last sold | £122,500 Jun 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £1,348/year
- **Est. upgrade cost to C:** £29,535

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- E (£35)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/9118-9075-7227-6131-4964)

## Description

Upstairs there are three double bedrooms, and a three piece family bathroom.  The property would benefit from modernisation throughout but has been kept in very good condition by the current owners.

Located off the top of Saunders Road in a very popular location, this property is excellently situated for access to main bus routes, great schools including St Silas Primary, Witton Park Academy and Tauheedul Girls School.

## Property Photos

- ![Front](/listings/photos/60966936/191327) - Front
- ![Reception Room](/listings/photos/60966936/191330) - Reception Room
- ![Dining Room](/listings/photos/60966936/191331) - Dining Room
- ![Kitchen](/listings/photos/60966936/191334) - Kitchen
- ![Utility](/listings/photos/60966936/191336) - Utility
- ![Bedroom 1](/listings/photos/60966936/191338) - Bedroom 1
- ![Bedroom 2](/listings/photos/60966936/191340) - Bedroom 2
- ![Bedroom 3](/listings/photos/60966936/191342) - Bedroom 3
- ![Hall](/listings/photos/60966936/191344) - Hall
- ![Bathroom](/listings/photos/60966936/191346) - Bathroom

## Floorplans

- ![CWQuickSketch.jpg](/listings/photos/60966936/191348) - CWQuickSketch.jpg

## EPC Graphs

- ![EPC](/listings/photos/60966936/191349) - EPC
- ![Energy Certificate](/listings/photos/60966936/191352) - Energy Certificate
- ![EPC.jpg](/listings/photos/60966936/191355) - EPC.jpg

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #9709876
- **Address:** 10 Irving Place, BLACKBURN, BB2 6LR
- **Certificate Issued:** 02/09/2013
- **Work Completed:** 18/07/2013
- **Items:** 2 window(s)

### FENSA Certificate #7660459
- **Address:** 10 Irving Place, BLACKBURN, BB2 6LR
- **Certificate Issued:** 20/09/2010
- **Work Completed:** 31/07/2010
- **Items:** 1 door(s)

### FENSA Certificate #7660449
- **Address:** 10 Irving Place, BLACKBURN, BB2 6LR
- **Certificate Issued:** 20/09/2010
- **Work Completed:** 31/07/2010
- **Items:** 1 door(s)

### FENSA Certificate #7660330
- **Address:** 10 Irving Place, BLACKBURN, BB2 6LR
- **Certificate Issued:** 20/09/2010
- **Work Completed:** 31/07/2010
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £122,500 | 21/06/2019 | 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 |
|---------|-------|------|------|
| 21 BROMLEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LJ | £104,000 | 10/12/2025 | Terraced |
| 169 DOWNHAM STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NY | £105,000 | 04/09/2025 | Terraced |
| [Same street] 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £170,000 | 30/06/2025 | Terraced |
| [Same street] 53 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £190,000 | 07/10/2024 | Terraced |
| 15 RIBBLESDALE PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NB | £85,500 | 10/11/2023 | Terraced |
| 50 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £120,000 | 13/10/2023 | Terraced |
| 8 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £70,000 | 11/08/2023 | Terraced |
| [Same street] 55 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £185,000 | 16/06/2023 | Terraced |
| 47 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH | £120,000 | 31/03/2023 | Terraced |
| 72 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT | £214,500 | 10/03/2023 | Terraced |
| [Same street] 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £135,000 | 16/12/2022 | Terraced |
| [Same street] 40 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £105,000 | 07/12/2022 | Terraced |
| 50 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW | £120,000 | 28/11/2022 | Terraced |
| 204 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PN | £372,500 | 25/11/2022 | Terraced |
| 7 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £190,000 | 18/11/2022 | Terraced |
| 58 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £115,000 | 04/11/2022 | Terraced |
| 37 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £175,000 | 31/08/2022 | Terraced |
| 14 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £80,500 | 26/08/2022 | Terraced |
| 259 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PL | £375,000 | 12/08/2022 | Terraced |
| 18 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW | £150,000 | 11/08/2022 | Terraced |
| 175 DOWNHAM STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NY | £150,000 | 05/08/2022 | Terraced |
| 53 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH | £130,000 | 05/08/2022 | Terraced |
| 18 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT | £153,000 | 21/07/2022 | Terraced |
| 138 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6BU | £280,000 | 20/07/2022 | Terraced |
| 18 ST BARNABAS STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 1HS | £70,000 | 08/07/2022 | Terraced |

**Street average:** £157,000 (5 sales)
**Area average:** £159,000 (20 sales)

## Price vs local average

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

- **Local average:** £131,915 (91 Terraced, BB2, 2024–2026)
- **Deviation:** -1.5%

## 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 Flat, Stonyhurst Road, BB2 | £800/mo | 3 | 0.55 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **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:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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:** £1,066/m²

## Capital growth trend

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

- **5y growth:** 40.3%
- **10y growth:** 57.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.9%
- **5y growth (index):** 25.7%
- **10y growth (index):** 59.3%

## 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 Reception Room Dining Room Kitchen Utility Bedroom 1 Bedroom 2 Bedroom 3 Hall Bathroom

/ 10

Property details

Floor area

122 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£122,500 Jun 2019

Price per m²

£1,066/m²

Local average

£131,915 (-1.5%)

Deprivation

Decile 2 (6,647 of 33,755)

Street crime

464 incidents within 1 mile (Mar 2026)

Key features

Large Terrace Home
Three Bedrooms
Two Reception Rooms
Separate Utility Room
Downstairs WC
Great Location

Description

This large period built terrace home would make an ideal purchase for a large family. The home comprises a spacious entrance hallway, reception room at the front including a traditional bay window, dining room at the rear and a large kitchen leading to a separate utility room and WC to the rear.

Upstairs there are three double bedrooms, and a three piece family bathroom. The property would benefit from modernisation throughout but has been kept in very good condition by the current owners.

Located off the top of Saunders Road in a very popular location, this property is excellently situated for access to main bus routes, great schools including St Silas Primary, Witton Park Academy and Tauheedul Girls School.

Listed by

Blackburn

Countrywide UK Sales - Connells

Reference: 60966936

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 19/03/2019

Current heating cost: £1,348/year

Potential heating cost: £769/year

Est. upgrade cost to C: £29,535

EPC E 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)
Floor insulation (solid floor) (£4,000 - £6,000)
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 (£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

Energy Certificate

EPC.jpg

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9709876

Property Details

Street: 10 Irving Place

Town: BLACKBURN

Postcode: BB2 6LR

Installation Details

Items: 2 windows

Certificate Issued: 02/09/2013

Work Completed: 18/07/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #7660459

Property Details

Street: 10 Irving Place

Town: BLACKBURN

Postcode: BB2 6LR

Installation Details

Items: 1 door

Certificate Issued: 20/09/2010

Work Completed: 31/07/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #7660449

Property Details

Street: 10 Irving Place

Town: BLACKBURN

Postcode: BB2 6LR

Installation Details

Items: 1 door

Certificate Issued: 20/09/2010

Work Completed: 31/07/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #7660330

Property Details

Street: 10 Irving Place

Town: BLACKBURN

Postcode: BB2 6LR

Installation Details

Items: 5 windows

Certificate Issued: 20/09/2010

Work Completed: 31/07/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	21/06/2019 (6 years ago)	£122,500	—

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
21 BROMLEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LJ	£104,000	10/12/2025	Terraced
169 DOWNHAM STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NY	£105,000	04/09/2025	Terraced
Same street 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£170,000	30/06/2025	Terraced
Same street 53 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£190,000	07/10/2024	Terraced
15 RIBBLESDALE PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NB	£85,500	10/11/2023	Terraced
50 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£120,000	13/10/2023	Terraced
8 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£70,000	11/08/2023	Terraced
Same street 55 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£185,000	16/06/2023	Terraced
47 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH	£120,000	31/03/2023	Terraced
72 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT	£214,500	10/03/2023	Terraced
Same street 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£135,000	16/12/2022	Terraced
Same street 40 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£105,000	07/12/2022	Terraced
50 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW	£120,000	28/11/2022	Terraced
204 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PN	£372,500	25/11/2022	Terraced
7 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£190,000	18/11/2022	Terraced
58 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£115,000	04/11/2022	Terraced
37 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£175,000	31/08/2022	Terraced
14 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£80,500	26/08/2022	Terraced
259 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PL	£375,000	12/08/2022	Terraced
18 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW	£150,000	11/08/2022	Terraced
175 DOWNHAM STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NY	£150,000	05/08/2022	Terraced
53 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH	£130,000	05/08/2022	Terraced
18 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT	£153,000	21/07/2022	Terraced
138 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6BU	£280,000	20/07/2022	Terraced
18 ST BARNABAS STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 1HS	£70,000	08/07/2022	Terraced

Street average: £157,000 (5 sales)

Area average: £159,000 (20 sales)

Capital growth trend

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

5y growth 40.3%

10y growth 57.6%

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

1y (index) -0.9%

5y (index) 25.7%

10y (index) 59.3%

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 BB2 6LR

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Bus stop	Blackburn adj Saunders Road	0.1 miles
Bus stop	Blackburn by Saunders Road	0.1 miles
Hospital	The Beardwood Hospital	0.6 miles
Train station	Mill Hill	0.9 miles
Train station	Blackburn	1.0 miles
Hospital	Unknown	1.4 miles
University	University of Lancashire	8.5 miles
University	UClan burnley temp	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	188
Anti-social behaviour	86
Public order	37
Criminal damage and arson	33
Shoplifting	32
Other theft	20
Drugs	19
Vehicle crime	18
Other crime	10
Burglary	6
Bicycle theft	4
Robbery	4
Theft from the person	4
Possession of weapons	3
Total incidents	464

Within 1 mile during Mar 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
Dar Ul Madinah	Other	0.2 miles	Good — 24 Jul 2022
Wensley Fold CofE Primary Academy	Primary	0.2 miles	Outstanding — 9 Oct 2023
St Silas's CofE Primary School	Primary	0.3 miles	Good — 18 Jun 2023
Sacred Heart Roman Catholic Primary School Blackburn	Primary	0.3 miles	Good — 20 Mar 2022
Ashworth Nursery School	Nursery	0.3 miles	Good — 18 May 2022

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 Flat, Stonyhurst Road, BB2	£800/mo	3	0.55 miles	OpenRent

Average rent: £800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.62%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 7.4%

Cost-to-rent ratio 13.5×

Monthly cashflow £183/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.8%

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).