Sold STC Semi-detached

22 HODGSON ROAD

BLACKPOOL, BLACKPOOL FY1 2LZ

3 beds 1 baths 1,044 sq ft Listed 19 Dec 2019 (-2347d)

£120,000

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# 3 bedroom semi-detached house for sale (FY1 2LZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 HODGSON ROAD, BLACKPOOL, BLACKPOOL FY1 2LZ |
| Price | £120,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 97 m² |
| Last sold | £112,500 Mar 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £930/year
- **Est. upgrade cost to C:** £23,955

### Recommendations
- B (£500  -  £1,500)
- W (£800  -  £1,200)
- D (£80  -  £120)
- E (£55)
- G (£350  -  £450)
- N (£4,000  -  £6,000)
- O (£3,300  -  £6,500)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2338-3006-7237-2714-5924)

## Description

ENTRANCE PORCH:

Double doors, tiled floor.

HALLWAY:

Glazed door,  central heating radiator, under stairs storage.

LOUNGE:

13’11 x 11’3 (4.25m x 3.44m)

Upvc double glazed bay window to the front aspect,  central heating radiator,  wall mounted gas fire with surround.

DINING ROOM:

10’3 x 14’8 (3.13m x 4.48m)

Upvc double glazed French doors into garden, central heating radiator, gas fire with surround.

KITCHEN:

6’8 x 9’2 (2.04m x 2.80m)

Upvc double glazed window, range of fitted wall and base units with complimentary work surfaces, circle sink unit, space for fridge freezer, space for gas cooker, extractor fan, central heating radiator,  tiled splashbacks.

UTILITY ROOM:

7’2 x 9’7 (2.19m x 2.93m)

Upvc double glazed window and door, range of units, plumbed for washing machine, space for tumble dryer.

LANDING:

Upvc double glazed window, loft access.

BEDROOM ONE:

11’1 x 14’2 (3.38m x 4.32m)

Upvc double glazed bay window to the front aspect, central heating radiator.

BEDROOM TWO:

14’2 x 10’3 (4.31m x 3.13m)

Upvc double glazed window, central heating radiator, range of fitted wardrobes.

BEDROOM THREE:

8’9 x 6’2 (6.22m x 1.87m)

Upvc double glazed window, central heating radiator.

BATHROOM:

6’1 x 6’11 (1.86m x 2.11m)

Upvc double glazed window, two piece suite comprising of; pedestal wash hand basin, panelled bath with overhead shower attachment and glass screen, half tiled walls, central heating radiator, airing cupboard housing combi boiler.

SEPARATE W.C:

Upvc double glazed window, low flush w.c.

EXTERNAL

FRONT:

Paved driveway with side access.

GARAGE:

Double doors, power and light

REAR GARDEN:

Paved patio and lawned area with mature shrubs and trees.

TENURE

We have been informed that the property is Freehold; prospective purchasers should seek clarification of this from their solicitors.

VIEWINGS

Viewings are strictly by appointment through the agents office.

All measurements are approximate and for illustrative purposes only. Digital images are reproduced for general information only and must not be inferred that any item shown is included for sale with the property. We have been unable to confirm if services / items in the property are in full working order. The property is offered for sale on this basis. Prospective purchasers are advised to seek expert advice where appropriate.

## Property Photos

- ![Photo](/listings/photos/76268209/289800)
- ![Photo](/listings/photos/76268209/289805)
- ![Photo](/listings/photos/76268209/289808)
- ![Photo](/listings/photos/76268209/289810)
- ![Photo](/listings/photos/76268209/289814)
- ![Photo](/listings/photos/76268209/289817)
- ![Photo](/listings/photos/76268209/289822)
- ![Photo](/listings/photos/76268209/289823)
- ![Photo](/listings/photos/76268209/289827)

## Floorplans

- ![Floorplan 1](/listings/photos/76268209/289829) - Floorplan 1

## EPC Graphs

- ![EPC Graph](/listings/photos/76268209/289831) - EPC Graph

## FENSA Certificates

This property has 5 FENSA certificate(s) on record.

### FENSA Certificate #14080222
- **Address:** 22 Hodgson Road, BLACKPOOL, FY1 2LZ
- **Certificate Issued:** 21/06/2020
- **Work Completed:** 08/06/2020
- **Items:** 3 window(s)

### FENSA Certificate #7320392
- **Address:** 22 Hodgson Road, BLACKPOOL, FY1 2LZ
- **Certificate Issued:** 26/04/2010
- **Work Completed:** 26/02/2010
- **Items:** 3 window(s)

### FENSA Certificate #11169825
- **Address:** 22 Hodgson Road, BLACKPOOL, FY1 2LZ
- **Certificate Issued:** 24/08/2015
- **Work Completed:** 29/07/2015
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #12432701
- **Address:** 22 Hodgson Road, BLACKPOOL, FY1 2LZ
- **Certificate Issued:** 04/07/2017
- **Work Completed:** 04/05/2017
- **Items:** 1 door(s)

### FENSA Certificate #11094747
- **Address:** 22 Hodgson Road, BLACKPOOL, FY1 2LZ
- **Certificate Issued:** 13/07/2015
- **Work Completed:** 16/01/2015
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £112,500 | 13/03/2020 | Semi-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 |
|---------|-------|------|------|
| 186 WARLEY ROAD, BLACKPOOL, FY1 2RP | £170,000 | 19/12/2025 | Semi-detached |
| 154 WARLEY ROAD, BLACKPOOL, FY1 2RP | £140,000 | 05/12/2025 | Semi-detached |
| 169 WARLEY ROAD, BLACKPOOL, FY1 2RW | £195,000 | 26/11/2025 | Semi-detached |
| [Same street] 34 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £275,000 | 25/07/2025 | Semi-detached |
| [Same street] 17 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £185,000 | 24/10/2024 | Semi-detached |
| [Same street] 32 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £175,000 | 20/12/2023 | Semi-detached |
| 15 LECKHAMPTON ROAD, BLACKPOOL, FY1 2NA | £190,000 | 24/11/2023 | Semi-detached |
| 129 WARLEY ROAD, BLACKPOOL, FY1 2RW | £250,000 | 28/09/2023 | Semi-detached |
| 9 GELDOF DRIVE, BLACKPOOL, FY1 2AQ | £190,000 | 29/08/2023 | Semi-detached |
| [Same street] 24 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £172,000 | 16/06/2023 | Semi-detached |
| 174 WARLEY ROAD, BLACKPOOL, FY1 2RP | £170,000 | 28/03/2023 | Semi-detached |
| 54 KING EDWARD AVENUE, BLACKPOOL, FY2 9SY | £190,000 | 14/10/2022 | Semi-detached |
| 13 KING GEORGE AVENUE, BLACKPOOL, FY2 9SN | £220,000 | 16/09/2022 | Semi-detached |
| 149 WARLEY ROAD, BLACKPOOL, FY1 2RW | £127,000 | 05/08/2022 | Semi-detached |
| [Same street] 8 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £158,500 | 29/07/2022 | Terraced |
| 145 WARLEY ROAD, BLACKPOOL, FY1 2RW | £138,000 | 30/06/2022 | Semi-detached |
| 2 SEACREST AVENUE, BLACKPOOL, FY1 2SD | £145,000 | 24/06/2022 | Semi-detached |
| 15 LECKHAMPTON ROAD, BLACKPOOL, FY1 2NA | £90,000 | 10/06/2022 | Semi-detached |
| 28 DORCHESTER ROAD, BLACKPOOL, FY1 2LU | £147,950 | 06/05/2022 | Semi-detached |
| 28 WESTMINSTER ROAD, BLACKPOOL, FY1 2RN | £192,500 | 08/04/2022 | Semi-detached |
| 12 HOLMFIELD ROAD, BLACKPOOL, FY2 9TB | £115,000 | 24/03/2022 | Semi-detached |
| 42 HODGSON ROAD, BLACKPOOL, FY1 2LY | £165,000 | 11/02/2022 | Semi-detached |
| 135 WARLEY ROAD, BLACKPOOL, FY1 2RW | £298,000 | 19/01/2022 | Semi-detached |
| 4 LICHFIELD ROAD, BLACKPOOL, FY1 2RS | £115,000 | 07/01/2022 | Semi-detached |
| 21 HOLMFIELD ROAD, BLACKPOOL, FY2 9TB | £155,000 | 06/12/2021 | Semi-detached |
| [Same street] 3 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £149,950 | 12/11/2021 | Semi-detached |
| [Same street] 12 HODGSON ROAD, BLACKPOOL, FY1 2LZ | £175,000 | 27/10/2021 | Semi-detached |

**Street average:** £184,350 (7 sales)
**Area average:** £170,173 (20 sales)

## Price vs local average

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

- **Local average:** £146,065 (30 Semi-detached, FY1, 2024–2026)
- **Deviation:** -17.8%

## Rental Range

*ONS Price Index of Private Rents (Blackpool). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £630/mo
- **Realistic:** £700/mo
- **Optimistic:** £770/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Fylde Coast (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £623/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 Terraced House, Manchester Road, FY3 | £950/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.79% (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:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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:** £1,237/m²

## Capital growth trend

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

- **5y growth:** 20.2%
- **10y growth:** 29.9%

## House Price Index (HM Land Registry)

*Official index for Blackpool; Semi-detached series; as of February 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 24.8%
- **10y growth (index):** 48.2%

## 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

97 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£112,500 Mar 2020

Price per m²

£1,237/m²

Local average

£146,065 (-17.8%)

Deprivation

Decile 3 (9,630 of 33,755)

Street crime

619 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Three bedroom semi detached family home situated on Hodgson Road in North Shore. The property is ideally located for shops, transport links, amenities and offers two spacious reception rooms, kitchen with separate utility room and a garage with driveway parking . Accommodation briefly comprises; entrance porch, hallway, lounge, dining room, kitchen, utility room, three bedrooms, family bathroom with separate w.c, gardens front and rear with garage and driveway parking. The property requires some modernisation and offers lots of potential. NO CHAIN

ENTRANCE PORCH:
Double doors, tiled floor.

HALLWAY:
Glazed door, central heating radiator, under stairs storage.

LOUNGE:
13’11 x 11’3 (4.25m x 3.44m)
Upvc double glazed bay window to the front aspect, central heating radiator, wall mounted gas fire with surround.

DINING ROOM:
10’3 x 14’8 (3.13m x 4.48m)
Upvc double glazed French doors into garden, central heating radiator, gas fire with surround.

KITCHEN:
6’8 x 9’2 (2.04m x 2.80m)
Upvc double glazed window, range of fitted wall and base units with complimentary work surfaces, circle sink unit, space for fridge freezer, space for gas cooker, extractor fan, central heating radiator, tiled splashbacks.

UTILITY ROOM:
7’2 x 9’7 (2.19m x 2.93m)
Upvc double glazed window and door, range of units, plumbed for washing machine, space for tumble dryer.

LANDING:
Upvc double glazed window, loft access.

BEDROOM ONE:
11’1 x 14’2 (3.38m x 4.32m)
Upvc double glazed bay window to the front aspect, central heating radiator.

BEDROOM TWO:
14’2 x 10’3 (4.31m x 3.13m)
Upvc double glazed window, central heating radiator, range of fitted wardrobes.

BEDROOM THREE:
8’9 x 6’2 (6.22m x 1.87m)
Upvc double glazed window, central heating radiator.

BATHROOM:
6’1 x 6’11 (1.86m x 2.11m)
Upvc double glazed window, two piece suite comprising of; pedestal wash hand basin, panelled bath with overhead shower attachment and glass screen, half tiled walls, central heating radiator, airing cupboard housing combi boiler.

SEPARATE W.C:
Upvc double glazed window, low flush w.c.

EXTERNAL

FRONT:
Paved driveway with side access.

GARAGE:
Double doors, power and light

REAR GARDEN:
Paved patio and lawned area with mature shrubs and trees.

TENURE
We have been informed that the property is Freehold; prospective purchasers should seek clarification of this from their solicitors.

VIEWINGS
Viewings are strictly by appointment through the agents office.

All measurements are approximate and for illustrative purposes only. Digital images are reproduced for general information only and must not be inferred that any item shown is included for sale with the property. We have been unable to confirm if services / items in the property are in full working order. The property is offered for sale on this basis. Prospective purchasers are advised to seek expert advice where appropriate.

Listed by

Fylde Coast

The Square Room

Reference: 76268209

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 27/03/2014

Current heating cost: £930/year

Potential heating cost: £567/year

Est. upgrade cost to C: £23,955

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£55)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Certificate Issued: 13/07/2015

Work Completed: 16/01/2015

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	13/03/2020 (6 years ago)	£112,500	—

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
186 WARLEY ROAD, BLACKPOOL, FY1 2RP	£170,000	19/12/2025	Semi-detached
154 WARLEY ROAD, BLACKPOOL, FY1 2RP	£140,000	05/12/2025	Semi-detached
169 WARLEY ROAD, BLACKPOOL, FY1 2RW	£195,000	26/11/2025	Semi-detached
Same street 34 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£275,000	25/07/2025	Semi-detached
Same street 17 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£185,000	24/10/2024	Semi-detached
Same street 32 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£175,000	20/12/2023	Semi-detached
15 LECKHAMPTON ROAD, BLACKPOOL, FY1 2NA	£190,000	24/11/2023	Semi-detached
129 WARLEY ROAD, BLACKPOOL, FY1 2RW	£250,000	28/09/2023	Semi-detached
9 GELDOF DRIVE, BLACKPOOL, FY1 2AQ	£190,000	29/08/2023	Semi-detached
Same street 24 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£172,000	16/06/2023	Semi-detached
174 WARLEY ROAD, BLACKPOOL, FY1 2RP	£170,000	28/03/2023	Semi-detached
54 KING EDWARD AVENUE, BLACKPOOL, FY2 9SY	£190,000	14/10/2022	Semi-detached
13 KING GEORGE AVENUE, BLACKPOOL, FY2 9SN	£220,000	16/09/2022	Semi-detached
149 WARLEY ROAD, BLACKPOOL, FY1 2RW	£127,000	05/08/2022	Semi-detached
Same street 8 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£158,500	29/07/2022	Terraced
145 WARLEY ROAD, BLACKPOOL, FY1 2RW	£138,000	30/06/2022	Semi-detached
2 SEACREST AVENUE, BLACKPOOL, FY1 2SD	£145,000	24/06/2022	Semi-detached
15 LECKHAMPTON ROAD, BLACKPOOL, FY1 2NA	£90,000	10/06/2022	Semi-detached
28 DORCHESTER ROAD, BLACKPOOL, FY1 2LU	£147,950	06/05/2022	Semi-detached
28 WESTMINSTER ROAD, BLACKPOOL, FY1 2RN	£192,500	08/04/2022	Semi-detached
12 HOLMFIELD ROAD, BLACKPOOL, FY2 9TB	£115,000	24/03/2022	Semi-detached
42 HODGSON ROAD, BLACKPOOL, FY1 2LY	£165,000	11/02/2022	Semi-detached
135 WARLEY ROAD, BLACKPOOL, FY1 2RW	£298,000	19/01/2022	Semi-detached
4 LICHFIELD ROAD, BLACKPOOL, FY1 2RS	£115,000	07/01/2022	Semi-detached
21 HOLMFIELD ROAD, BLACKPOOL, FY2 9TB	£155,000	06/12/2021	Semi-detached
Same street 3 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£149,950	12/11/2021	Semi-detached
Same street 12 HODGSON ROAD, BLACKPOOL, FY1 2LZ	£175,000	27/10/2021	Semi-detached

Street average: £184,350 (7 sales)

Area average: £170,173 (20 sales)

Capital growth trend

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

5y growth 20.2%

10y growth 29.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Blackpool. Series: Semi-detached. As of February 2026.

1y (index) 3.8%

5y (index) 24.8%

10y (index) 48.2%

Rental Range

Estimated market rent for Blackpool. Low = conservative, Realistic = average, Optimistic = best case.

Low £630/mo

Realistic £700/mo

Optimistic £770/mo

Based on Local Authority from postcode lookup → Blackpool.

LHA (30th percentile) floor for Fylde Coast: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View FY1 2LZ

Nearby

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

Type	Name	Distance
Shop	Marks Convenience Store	0.1 miles
Shop	All Dogs	0.1 miles
Bus stop	Devonshire Road	0.6 miles
Train station	Blackpool North	0.7 miles
Bus stop	Mansfield Road	0.8 miles
Train station	Layton	0.8 miles
Hospital	Spire Fylde Coast Hospital	1.3 miles
Hospital	Blackpool Victoria Hospital	1.7 miles
University	Blackpool and The Fylde College	2.0 miles
University	Blackpool & The Fylde College, Fleetwood Nautical Campus	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	291
Anti-social behaviour	101
Public order	50
Other theft	44
Criminal damage and arson	42
Drugs	19
Shoplifting	16
Vehicle crime	13
Burglary	12
Other crime	11
Possession of weapons	6
Theft from the person	6
Robbery	5
Bicycle theft	3
Total incidents	619

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
Holy Family Catholic Primary School	Primary	0.1 miles	Good — 26 Jun 2012
Westminster Primary Academy	Primary	0.2 miles	Good — 10 Mar 2015
Unity Academy Blackpool	Other	0.5 miles	Requires improvement — 27 Sep 2022
Devonshire Primary Academy	Primary	0.9 miles	— (Inspected (no overall grade))
Layton Primary School	Primary	0.9 miles	Outstanding — 10 Nov 2017

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 Terraced House, Manchester Road, FY3	£950/mo	3	0.94 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 9.5%

Cost-to-rent ratio 10.5×

Monthly cashflow £357/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.3%

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).