# 4 bedroom detached house for sale (BB2 5AJ) ## Property Details | Key | Value | |-----|-------| | Address | 8 HOLLIES CLOSE, BLACKBURN, BLACKBURN WITH DARWEN BB2 5AJ | | Price | £280,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1983-1990 | | Floor area | 98 m² | | Last sold | £275,000 Jun 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/09/2034 - **Current heating cost:** £937/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/9283-3042-0201-0274-0200) ## Description The Property *GUIDE PRICE £280,000 - £290,000* Fantastic opportunity to purchase this Four bedroom detached family home situated in a prime location in Blackburn. Sitting closely to well regarded schools, local amenities and offers excellent motorway networks nearby. The property briefly consists of; Entrance hall, Lounge, Modern fitted kitchen/dining room & Conservatory offering lovely garden aspects. To the first floor, we have Four well proportioned bedrooms & a Three piece family bathroom. Externally to the rear, we have a private and enclosed rear garden which isnt overlooked and backs onto the canal. To the front, we have parking for up to 8 vehicles. Established bush to the front offering privacy. The property benefits from UPVC double glazing & Gas central heating throughout. Property Description DisclaimerThis is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as 'draft'. Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts. Successful buyers will be required to complete anti-money laundering and proof of funds checks. Our partner, Lifetime Legal Limited, will carry out the initial checks on our behalf. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Lifetime Legal and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required, and includes a range of benefits. Purplebricks will receive some of the fee taken by Lifetime Legal to compensate for its role in providing these checks. ## Property Photos - ![Photo](/listings/photos/153526631/340618) - ![Photo](/listings/photos/153526631/340620) - ![Photo](/listings/photos/153526631/340622) - ![Photo](/listings/photos/153526631/340623) - ![Photo](/listings/photos/153526631/340624) - ![Photo](/listings/photos/153526631/340625) - ![Photo](/listings/photos/153526631/340626) - ![Photo](/listings/photos/153526631/340627) - ![Photo](/listings/photos/153526631/340628) - ![Photo](/listings/photos/153526631/340629) - ![Photo](/listings/photos/153526631/340632) - ![Photo](/listings/photos/153526631/340636) - ![Photo](/listings/photos/153526631/340641) - ![Photo](/listings/photos/153526631/340648) - ![Photo](/listings/photos/153526631/340652) ## Floorplans - ![Floorplan 1](/listings/photos/153526631/340656) - Floorplan 1 ## EPC Graphs - ![epc](/listings/photos/153526631/340661) - epc ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 HOLLIES CLOSE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AJ | £275,000 | 27/06/2025 | 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 | |---------|-------|------|------| | 19 CYPRESS RIDGE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AQ | £233,000 | 03/12/2025 | Detached | | 455 PRESTON OLD ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5ND | £460,000 | 24/11/2023 | Detached | | 5 BRACKEN CLOSE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AH | £167,000 | 09/11/2023 | Detached | | 26 BOXWOOD DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AN | £192,500 | 29/09/2023 | Detached | | 4 SOLWAY AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BQ | £290,000 | 27/01/2023 | Detached | | 75 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £280,000 | 16/12/2022 | Detached | | 12 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £250,000 | 25/11/2022 | Detached | | 32 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £240,000 | 18/11/2022 | Detached | | [Same street] 9 HOLLIES CLOSE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AJ | £258,000 | 07/10/2022 | Detached | | 6 HOLLY TREE WAY, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AB | £195,000 | 16/09/2022 | Detached | | 21 THE CRESCENT, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5NG | £307,000 | 15/08/2022 | Detached | | 21 LINDEN LEA, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AG | £195,000 | 14/07/2022 | Detached | | 23 THE CRESCENT, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5NG | £365,000 | 01/07/2022 | Detached | | 8 BURFORD CLOSE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AU | £279,950 | 24/06/2022 | Detached | | 48 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £275,000 | 17/06/2022 | Detached | | 98 BEECHWOOD DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AX | £200,000 | 07/06/2022 | Detached | | 103 BEECHWOOD DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5AT | £235,000 | 26/05/2022 | Detached | | 19 THE CRESCENT, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5NG | £265,000 | 20/05/2022 | Detached | | 46 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £215,000 | 25/02/2022 | Detached | | 20 OLD GATES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5BY | £210,000 | 19/10/2021 | Detached | | 5 THE CRESCENT, BLACKBURN, BLACKBURN WITH DARWEN, BB2 5NG | £270,000 | 30/09/2021 | Detached | **Street average:** £258,000 (1 sale) **Area average:** £256,223 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £326,458 (105 Detached, BB2, 2024–2026) - **Deviation:** -14.2% ## 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):** £793/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 | |------|------|------|------|------| | 4 Bed Terraced House, Fielding Crescent, BB2 | £950/mo | 4 | 0.47 miles | OpenRent | **Average rent: £950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.6× - **Monthly cashflow:** £-273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4% *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:** £2,857/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 21.9% - **10y growth:** 64.7% ## House Price Index (HM Land Registry) *Official index for Blackburn with Darwen; Detached series; as of March 2026.* - **1y growth (index):** -0.4% - **5y growth (index):** 26.6% - **10y growth (index):** 59.6% ## 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)