# 2 bedroom terraced house for sale (BB2 4HW) ## Property Details | Key | Value | |-----|-------| | Address | 59 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN BB2 4HW | | Price | £120,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £102,000 Oct 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 23/03/2031 - **Current heating cost:** £358/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/0276-1201-5209-4473-0000) ## Description Step inside this charming two bedroom terraced home, a perfect blend of modern comfort and practical living, ideally located in a popular Blackburn neighbourhood. The inviting porch leads directly into a bright and spacious living room, featuring a stylish statement wall and a contemporary electric fireplace, creating a warm and welcoming atmosphere for everyday relaxation and entertaining guests. Beyond the living room, a convenient understairs closet provides useful storage before leading into the sleek, modern kitchen diner. This functional space boasts a range of attractive units, integrated appliances, and ample room for a dining setup, with direct access to the private rear garden, seamlessly blending indoor and outdoor living. Ascending to the first floor, you will find two generously sized bedrooms, each offering comfortable spaces for rest and personalisation. The family bathroom features a crisp, modern three piece suite with contemporary tiling, providing a tranquil space to unwind. "We love how the tiered garden offers a lovely spot for morning coffee or evening unwinding, a true extension of the living space." This property is an excellent opportunity for first time buyers stepping onto the property ladder or investors looking for a well maintained addition to their portfolio. Tenure: Freehold EPC Rating: C Council Tax Band: A ## Property Photos - ![Photo](/listings/photos/172247534/1079895) - ![Photo](/listings/photos/172247534/1079896) - ![Photo](/listings/photos/172247534/1079897) - ![Photo](/listings/photos/172247534/1079899) - ![Photo](/listings/photos/172247534/1079904) - ![Photo](/listings/photos/172247534/1079905) - ![Photo](/listings/photos/172247534/1079907) - ![Photo](/listings/photos/172247534/1079908) - ![Photo](/listings/photos/172247534/1079912) - ![Photo](/listings/photos/172247534/1079914) - ![Photo](/listings/photos/172247534/1079919) - ![Photo](/listings/photos/172247534/1079922) - ![Photo](/listings/photos/172247534/1079924) - ![Photo](/listings/photos/172247534/1079927) - ![Photo](/listings/photos/172247534/1079928) - ![Photo](/listings/photos/172247534/1079929) - ![Photo](/listings/photos/172247534/1079934) - ![Photo](/listings/photos/172247534/1079938) - ![Photo](/listings/photos/172247534/1079943) - ![Photo](/listings/photos/172247534/1079946) - ![Photo](/listings/photos/172247534/1079949) - ![Photo](/listings/photos/172247534/1079951) ## Floorplans - ![Floorplan 1](/listings/photos/172247534/1079955) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/172247534/1079958) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 59 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £102,000 | 16/10/2025 | Terraced | | 59 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £62,500 | 06/07/2023 | 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 | |---------|-------|------|------| | 8 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £150,000 | 21/01/2026 | Terraced | | 11 LONGSHAW STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HS | £80,000 | 16/01/2026 | Terraced | | 21 RAMSEY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LY | £91,000 | 23/12/2025 | Terraced | | 18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £135,000 | 19/12/2025 | Terraced | | [Same street] 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £73,000 | 16/12/2025 | Terraced | | 34 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £110,000 | 16/12/2025 | Terraced | | 25 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £147,000 | 16/12/2025 | Terraced | | 11 ABBOTSFORD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LZ | £120,000 | 12/12/2025 | Terraced | | [Same street] 43 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £50,000 | 20/11/2025 | Terraced | | 46 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £78,500 | 20/11/2025 | Terraced | | 66 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX | £98,500 | 20/11/2025 | Terraced | | 14 MALVERN AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3NA | £128,500 | 31/10/2025 | Terraced | | 18 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £182,000 | 30/10/2025 | Terraced | | 42 NUTTALL STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4JA | £104,000 | 27/10/2025 | Terraced | | 102 MARLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LX | £121,000 | 24/07/2025 | Terraced | | 34 WOLSELEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HR | £118,000 | 16/06/2025 | Terraced | | [Same street] 8 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £75,000 | 27/05/2025 | Terraced | | 6 NORWOOD AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3PE | £93,500 | 28/02/2025 | Terraced | | [Same street] 61 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £80,500 | 05/07/2024 | Terraced | | [Same street] 1 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £130,000 | 07/06/2024 | Terraced | | 29 ANDREWS WALK, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LE | £122,000 | 08/12/2023 | Terraced | | 313 BOLTON ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HU | £70,000 | 29/11/2023 | Terraced | | [Same street] 32 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £101,000 | 10/11/2023 | Terraced | | 45 WHITAKER DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LN | £140,000 | 18/10/2023 | Terraced | | 18 LONGSHAW LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3LU | £97,000 | 28/04/2023 | Terraced | | 60 INFIRMARY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 3JF | £130,000 | 31/03/2023 | Terraced | | [Same street] 61 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £71,000 | 05/12/2022 | Terraced | | [Same street] 40 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £48,000 | 25/11/2022 | Terraced | | [Same street] 33 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £73,000 | 29/04/2022 | Terraced | | [Same street] 42 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £72,250 | 28/02/2022 | Terraced | | [Same street] 18 KIRBY ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 4HW | £60,000 | 18/02/2022 | Terraced | **Street average:** £75,795 (11 sales) **Area average:** £115,800 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £129,253 (100 Terraced, BB2, 2024–2026) - **Deviation:** -7.2% ## 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):** £474/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 Terraced House, Woodsend Close, BB2 | £850/mo | 2 | 1 miles | OpenRent | | 2 Bed Semi-Detached House, Ridgeway Avenue, BB2 | £850/mo | 2 | 1.01 miles | OpenRent | **Average rent: £850/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.71% (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:** 8.5% - **Cost-to-rent:** 11.8× - **Monthly cashflow:** £267/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.2% *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:** £1,714/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 21.6% - **10y growth:** 44.4% ## House Price Index (HM Land Registry) *Official index for Blackburn with Darwen; Terraced series; as of April 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 34.9% - **10y growth (index):** 73.3% ## 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)