# 2 bedroom semi-detached bungalow for sale (BB1 8LD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN BB1 8LD |
| Price | £190,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £205,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/08/2035
- **Current heating cost:** £1,544/year
- **Est. upgrade cost to C:** £30,155

### Recommendations
- B (£900 - £1,500)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- E (£300 - £350)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2140-6678-1050-5007-6105)

## Description

SPACIOUS SEMI DETACHED BUNGALOW IN SOUGHT AFTER LAMMACK LOCATION! Boasting two bedrooms and two reception rooms, garage and driveway parking along with front and rear gardens. Early viewing is highly advised as this property is expected to be popular!

Upon entry the generous accommodation features two reception rooms. The kitchen is complete with a range of wall and base units and contrasting work surfaces as well as space for free standing appliances. Just off the kitchen is a handy utility area, currently housing the gas central heating boiler and tumble dryer. The two spacious bedrooms both benefit from fitted units as well as plenty of additional floorspace. Completing the property internally is the bathroom in white comprising toilet, handbasin and mains fed shower. The property benefits from gas central heating and is mostly double glazed throughout.

Lammack is a sought after location due to the excellent amenities, places of worship and highly regarded schools nearby. The front of the property allows parking for multiple vehicles along with a garden. To the rear of the property is a garage with remote controlled door and private low maintenance garden. 

EPC Rating: E

## Property Photos

- ![Photo](/listings/photos/166118852/1326417)
- ![Photo](/listings/photos/166118852/1326418)
- ![Lounge](/listings/photos/166118852/1326419) - Lounge
- ![Second Reception Room](/listings/photos/166118852/1326420) - Second Reception Room
- ![Bedroom One](/listings/photos/166118852/1326421) - Bedroom One
- ![Bedroom One](/listings/photos/166118852/1326422) - Bedroom One
- ![Bedroom Two](/listings/photos/166118852/1326423) - Bedroom Two
- ![Bedroom Two](/listings/photos/166118852/1326424) - Bedroom Two
- ![Kitchen](/listings/photos/166118852/1326425) - Kitchen
- ![Kitchen](/listings/photos/166118852/1326426) - Kitchen
- ![Bathroom](/listings/photos/166118852/1326427) - Bathroom

## Floorplans

- ![All](/listings/photos/166118852/1326428) - All

## EPC Graphs

- ![EPC 1](/listings/photos/166118852/1326429) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6826756
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 14/09/2009
- **Work Completed:** 28/08/2009
- **Items:** 4 window(s)

### FENSA Certificate #6643678
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 29/06/2009
- **Work Completed:** 27/05/2009
- **Items:** 2 window(s)

### FENSA Certificate #3828654
- **Address:** 12 Grasmere Avenue, BLACKBURN, BB1 8LD
- **Certificate Issued:** 26/06/2006
- **Work Completed:** 07/06/2006
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £205,500 | 27/03/2026 | 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 |
|---------|-------|------|------|
| 1 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £164,000 | 09/01/2026 | Semi-detached |
| [Same street] 28 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £185,000 | 12/12/2025 | Semi-detached |
| 2 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £250,000 | 12/12/2025 | Semi-detached |
| 71 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW | £210,000 | 28/11/2025 | Semi-detached |
| [Same street] 7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £168,000 | 11/09/2025 | Semi-detached |
| [Same street] 7 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £168,000 | 11/09/2025 | Semi-detached |
| 27 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £180,000 | 14/07/2025 | Semi-detached |
| 88 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £160,000 | 24/11/2023 | Semi-detached |
| 200 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £125,000 | 21/11/2023 | Semi-detached |
| 115 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £135,000 | 16/10/2023 | Semi-detached |
| 198 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £190,000 | 28/06/2023 | Semi-detached |
| 40 QUEBEC ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DA | £215,000 | 28/04/2023 | Semi-detached |
| 21 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7BX | £176,000 | 17/04/2023 | Semi-detached |
| 70 WHINNEY LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DF | £185,000 | 16/12/2022 | Semi-detached |
| 226 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £210,000 | 14/11/2022 | Semi-detached |
| 216 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £195,000 | 30/09/2022 | Semi-detached |
| 46 QUEBEC ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DA | £195,000 | 16/09/2022 | Semi-detached |
| 18 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £186,000 | 02/08/2022 | Semi-detached |
| 75 YEW TREE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DW | £250,000 | 28/07/2022 | Semi-detached |
| [Same street] 5 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £186,100 | 27/07/2022 | Semi-detached |
| 242 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £150,000 | 25/07/2022 | Semi-detached |
| 33 WILLOW TREES DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LB | £235,000 | 01/07/2022 | Semi-detached |
| 44 QUEBEC ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 7DA | £205,000 | 16/05/2022 | Semi-detached |
| 216 RAMSGREAVE DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LL | £195,000 | 06/04/2022 | Semi-detached |
| [Same street] 21 GRASMERE AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8LD | £230,000 | 03/09/2021 | Semi-detached |

**Street average:** £187,420 (5 sales)
**Area average:** £190,550 (20 sales)

## Price vs local average

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

- **Local average:** £203,744 (80 Semi-detached, BB1, 2024–2026)
- **Deviation:** -6.7%

## 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, Haydock Street, BB1 | £750/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Terraced House, Pemberton Street, BB1 | £675/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Semi-Detached House, Cranshaw Drive, BB1 | £699/mo | 2 | 0.71 miles | OpenRent |

**Average rent: £708/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £87,375
- **Target investor price (1%):** £69,900

*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 £699/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-144/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.1%

*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:** £2,262/m²

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** 54.7%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 36.2%
- **10y growth (index):** 73.6%

## 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)