# 3 bedroom link detached house for sale (BB1 2QF) ## Property Details | Key | Value | |-----|-------| | Address | 12 SPINNING AVENUE, BLACKBURN, GUIDE, BLACKBURN WITH DARWEN BB1 2QF | | Price | £225,000 | | Bedrooms | 3 | | Council tax | D | | Last sold | £230,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 16/05/2031 - **Current heating cost:** £603/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - 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/9736-3006-6205-6469-3200) ## Description A well presented, link-detached home, positioned on a superb plot and presents a wealth of space both internally and externally. The home is a testament to understated elegance, with neutral décor that provides the perfect canvas for any buyer to imprint their individual style. The stylish entrance offers a welcoming ambience and leads to the homely lounge that comes with an integrated dining space, as well as highly beneficial utility room/play room - the choice is yours! The ground floor also features a well appointed kitchen and a highly beneficial WC, making every day living a touch more relaxed. This property boasts three well-established bedrooms. The first bedroom is a spacious double with the added benefit of an en-suite, offering that extra touch of privacy. The second and third bedrooms are also generous doubles, offering plenty of room for comfort. Bedroom two also offers a resourceful touch with extra eaves storage/reading corner, complete with laminate flooring. One of the unique features of this property is the ample outdoor space. It comes with a well-maintained garden, providing an ideal spot for outdoor gatherings or for children to play, as well as a spacious driveway to the front of the property providing off-road parking for multiple vehicles. The location of the property is another of its appealing aspects. It is well-connected with public transport links, making daily commute hassle-free. Not to mention, Blackburn town centre being within easy reach, adding to the convenience. The property is also in proximity to local schools, making it an ideal choice for families, and local bus routes. This property is perfect for a range of potential buyers. Whether you're a first-time buyer looking to step onto the property ladder, an investor seeking a valuable addition to your portfolio, or a family seeking a new home, this property is an opportunity not to miss. Overall, this is a wonderful opportunity to own a home that combines style, comfort, and convenience. Don't miss out on this stunning property! **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. QBL250463/2 ## Property Photos - ![Picture No. 12](/listings/photos/167207066/1063594) - Picture No. 12 - ![Picture No. 28](/listings/photos/167207066/1063595) - Picture No. 28 - ![Picture No. 04](/listings/photos/167207066/1063596) - Picture No. 04 - ![Picture No. 05](/listings/photos/167207066/1063597) - Picture No. 05 - ![Picture No. 06](/listings/photos/167207066/1063598) - Picture No. 06 - ![Picture No. 22](/listings/photos/167207066/1063599) - Picture No. 22 - ![Picture No. 39](/listings/photos/167207066/1063600) - Picture No. 39 - ![Picture No. 34](/listings/photos/167207066/1063601) - Picture No. 34 - ![Picture No. 41](/listings/photos/167207066/1063602) - Picture No. 41 - ![Picture No. 37](/listings/photos/167207066/1063603) - Picture No. 37 - ![Picture No. 42](/listings/photos/167207066/1063604) - Picture No. 42 - ![Picture No. 35](/listings/photos/167207066/1063605) - Picture No. 35 - ![Picture No. 25](/listings/photos/167207066/1063606) - Picture No. 25 - ![Picture No. 40](/listings/photos/167207066/1063607) - Picture No. 40 - ![Picture No. 33](/listings/photos/167207066/1063608) - Picture No. 33 - ![Picture No. 03](/listings/photos/167207066/1063609) - Picture No. 03 - ![Picture No. 09](/listings/photos/167207066/1063610) - Picture No. 09 - ![Picture No. 20](/listings/photos/167207066/1063611) - Picture No. 20 - ![Picture No. 01](/listings/photos/167207066/1063612) - Picture No. 01 - ![Picture No. 32](/listings/photos/167207066/1063613) - Picture No. 32 - ![Picture No. 36](/listings/photos/167207066/1063614) - Picture No. 36 - ![Picture No. 19](/listings/photos/167207066/1063615) - Picture No. 19 - ![Picture No. 27](/listings/photos/167207066/1063616) - Picture No. 27 - ![Picture No. 11](/listings/photos/167207066/1063617) - Picture No. 11 - ![Picture No. 16](/listings/photos/167207066/1063618) - Picture No. 16 - ![Picture No. 26](/listings/photos/167207066/1063619) - Picture No. 26 - ![Picture No. 07](/listings/photos/167207066/1063620) - Picture No. 07 - ![Picture No. 08](/listings/photos/167207066/1063621) - Picture No. 08 - ![Picture No. 30](/listings/photos/167207066/1063622) - Picture No. 30 - ![Picture No. 13](/listings/photos/167207066/1063623) - Picture No. 13 - ![Picture No. 38](/listings/photos/167207066/1063624) - Picture No. 38 - ![Picture No. 18](/listings/photos/167207066/1063625) - Picture No. 18 - ![Picture No. 14](/listings/photos/167207066/1063626) - Picture No. 14 - ![Picture No. 23](/listings/photos/167207066/1063627) - Picture No. 23 ## Floorplans - ![Floorplan](/listings/photos/167207066/1063628) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/167207066/1063629) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £230,000 | 16/02/2026 | Detached | | 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £194,000 | 08/10/2021 | Detached | | 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £148,000 | 12/05/2006 | Detached | | 12 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £79,950 | 22/06/2001 | 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 | |---------|-------|------|------| | 43 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £279,950 | 01/08/2022 | Detached | | 76 SCHOOL LANE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2LW | £319,950 | 04/07/2022 | Detached | | 45 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £269,950 | 31/03/2022 | Detached | | 37 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £317,950 | 25/02/2022 | Detached | | 47 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £289,950 | 25/02/2022 | Detached | | 49 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £254,950 | 25/02/2022 | Detached | | [Same street] 28 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £207,500 | 20/12/2021 | Detached | | 35 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £288,950 | 16/12/2021 | Detached | | [Same street] 19 SPINNING AVENUE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2QF | £257,000 | 10/12/2021 | Detached | | 33 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £286,950 | 10/12/2021 | Detached | | 31 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £268,950 | 05/11/2021 | Detached | | 25 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £222,950 | 05/11/2021 | Detached | | BARON MEWS SCHOOL LANE, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2LW | £268,000 | 30/09/2021 | Detached | | 38 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £281,950 | 03/09/2021 | Detached | | 36 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £281,950 | 09/08/2021 | Detached | | 30 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £246,950 | 06/08/2021 | Detached | | 28 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £249,950 | 30/07/2021 | Detached | | 32 SPRING FARM GARDENS, GUIDE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 2RJ | £249,950 | 23/07/2021 | Detached | **Street average:** £232,250 (2 sales) **Area average:** £273,703 (16 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £378,102 (25 Detached, BB1, 2024–2026) - **Deviation:** -40.5% ## Rental Range *ONS Price Index of Private Rents (Blackburn with Darwen). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £640/mo - **Realistic:** £711/mo - **Optimistic:** £782/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 Semi-Detached House, Wisteria Drive, BB3 | £1,100/mo | 3 | 0.71 miles | OpenRent | | 3 Bed Semi-Detached House, Leopold Way, BB2 | £900/mo | 3 | 0.97 miles | OpenRent | **Average rent: £1,000/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.44% (weak for cashflow) - **Max investor price (0.8%):** £125,000 - **Target investor price (1%):** £100,000 *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 £1,000/mo).* - **Gross yield:** 5.3% - **Cost-to-rent:** 18.8× - **Monthly cashflow:** £-11/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.2% *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:** £2,744/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 11.8% - **10y growth:** 105.2% ## House Price Index (HM Land Registry) *Official index for Blackburn with Darwen; Detached series; as of April 2026.* - **1y growth (index):** 5.4% - **5y growth (index):** 35.9% - **10y growth (index):** 70.3% ## 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)