Sold STC Land

8

SPRINGSIDE COTTAGES, BELMONT ROAD, BOLTON, BROMLEY CROSS, BLACKBURN WITH DARWEN BL7 9QU

700 sq ft Listed 16 Dec 2019 (-2371d)

£261,000

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# Land for sale (BL7 9QU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8, SPRINGSIDE COTTAGES, BELMONT ROAD, BOLTON, BROMLEY CROSS, BLACKBURN WITH DARWEN BL7 9QU |
| Price | £261,000 |
| Construction age | England and Wales: before 1900 |
| Floor area | 65 m² |
| Last sold | £199,000 Aug 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** A
- **Expiry date:** 10/09/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £595/year
- **Est. upgrade cost to C:** £23,145

### Recommendations
- A (Â£100 - Â£350)
- Q (Â£4,000 - Â£14,000)
- W (Â£800 - Â£1,200)
- E (Â£20)
- L (Â£1,200 - Â£1,600)
- U (Â£9,000 - Â£14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8144-7721-2550-3709-3992)

## Description

Shooterslee Wood forms part of the Gale Clough and Shooterslee Wood Site of Special Scientific Interest (SSSI) under reference 1003773.  Further details of the Shooterslee Wood (SSSI) are available from Natural England.

## Property Photos

- ![Photo](/listings/photos/87525974/493407)
- ![Photo](/listings/photos/87525974/493408)
- ![Photo](/listings/photos/87525974/493409)
- ![Photo](/listings/photos/87525974/493410)
- ![Photo](/listings/photos/87525974/493411)
- ![Photo](/listings/photos/87525974/493412)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #8489987
- **Address:** 8 Springside Cottages, Belmont Road, Bromley Cross, BL7 9QU
- **Certificate Issued:** 09/11/2011
- **Work Completed:** 20/10/2011
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPRINGSIDE COTTAGES 8 BELMONT ROAD, BROMLEY CROSS, BOLTON, BLACKBURN WITH DARWEN, BL7 9QU | £199,000 | 11/08/2017 | Terraced |
| SPRINGSIDE COTTAGES 8 BELMONT ROAD, BROMLEY CROSS, BOLTON, BLACKBURN WITH DARWEN, BL7 9QU | £172,000 | 26/01/2015 | Terraced |

## Price vs local average

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

- **Local average:** £298,933 (5 Other, BL7, 2024–2026)
- **Deviation:** -12.7%

## 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 Bolton and Bury (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Longworth Road, BL7 | £1,150/mo | 2 | 0.97 miles | OpenRent |
| 2 Bed Terraced House, Blackburn Road, BL7 | £895/mo | 2 | 1.09 miles | OpenRent |

**Average rent: £1,023/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £127,875
- **Target investor price (1%):** £102,300

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,023/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-132/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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:** £4,015/m²

## Capital growth trend

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

- **5y growth:** -20.4%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 26.2%
- **10y growth (index):** 62.5%

## 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)

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Property details

Floor area

65 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£199,000 Aug 2017

Price per m²

£4,015/m²

Local average

£298,933 (-12.7%)

Deprivation

Decile 6 (18,380 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

Available as a whole or in two lots extending in total to 22.92 hectares (57.18 acres)
Situated close to the north of Bolton and conveniently positioned close to surrounding towns and villages
The land is sold with the benefit of and subject to all existing rights of way, easements and wayleaves

Description

The property comprises two parcels of grassland and an area of woodland known as Shooterslee Wood extending in total to 23.15 hectares (57.20 acres) or thereabouts, available as a whole or in two lots.

Shooterslee Wood forms part of the Gale Clough and Shooterslee Wood Site of Special Scientific Interest (SSSI) under reference 1003773. Further details of the Shooterslee Wood (SSSI) are available from Natural England.

Listed by

Preston

P Wilson & Company

Reference: 87525974

EPC Rating & Upgrade Cost

This certificate expired on 10/09/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: A

Inspection date: 11/09/2014

Expiry date: 10/09/2024 (expired)

Current heating cost: £595/year

Potential heating cost: £251/year

Est. upgrade cost to C: £23,145

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

Recommendations

Increase loft insulation to 270 mm (Â£100 - Â£350)
50 mm internal or external wall insulation (Â£4,000 - Â£14,000)
Floor insulation (Â£800 - Â£1,200)
Low energy lighting for all fixed outlets (Â£20)
Fan assisted storage heaters and dual immersion cylinder (Â£1,200 - Â£1,600)
Solar photovoltaic panels, 2.5 kWp (Â£9,000 - Â£14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8489987

Property Details

Street: 8 Springside Cottages

Town: Belmont Road, Bromley Cross

Postcode: BL7 9QU

Installation Details

Items: 5 windows

Certificate Issued: 09/11/2011

Work Completed: 20/10/2011

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

16% since 2015

Event	Date	Price	% change
Sold	11/08/2017 (8 years ago)	£199,000	+15.7%
Sold	26/01/2015 (11 years ago)	£172,000	—

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

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth -20.4%

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

1y (index) -1%

5y (index) 26.2%

10y (index) 62.5%

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 Bolton and Bury: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View BL7 9QU

Address

North Turton, Belmont, Blackburn with Darwen, Lancashire, England, BL7 9QU, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	Belmont opp Waterworks Cottage	0.2 miles
Bus stop	Belmont adj Waterworks Cottage	0.3 miles
Shop	Egerton Hair & Beauty	1.1 miles
Train station	Bromley Cross	2.6 miles
Train station	Entwistle	2.9 miles
Shop	Kamsons Pharmacy	2.9 miles
Hospital	Bolton Hospice	3.5 miles
University	University of Bolton	5.1 miles
Hospital	Leigh Health Centre	8.8 miles

Street-level crime

Category	Count
Total incidents	0

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
Egerton Primary School	Primary	1.1 miles	Good — 10 Nov 2021
Walmsley CofE Primary School	Primary	1.3 miles	Requires improvement — 19 Mar 2024
Turton Belmont Community Primary School	Primary	1.4 miles	Good — 7 May 2015
St John the Evangelist RC Primary School, Bromley Cross, Bolton	Primary	1.9 miles	Good — 10 Nov 2014
St Peter's Smithills Dean Church of England Primary School	Primary	2.0 miles	Good — 16 Nov 2011

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Longworth Road, BL7	£1,150/mo	2	0.97 miles	OpenRent
2 Bed Terraced House, Blackburn Road, BL7	£895/mo	2	1.09 miles	OpenRent

Average rent: £1,023/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £127,875

Target investor price (1%) £102,300

Gross yield 4.7%

Cost-to-rent ratio 21.3×

Monthly cashflow £-132/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.1%

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).