# 2 bedroom cottage for sale (BB2 7EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 97 MELLOR LANE, BLACKBURN, MELLOR, LANCASHIRE BB2 7EN |
| Price | £270,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Floor area | 86 m² |
| Last sold | £270,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 27/08/2035
- **Current heating cost:** £930/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- D (£150 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2081-3054-5208-0255-1204)

## Description

*CHARMING COTTAGE SET IN THE PICTURESQUE VILLAGE OF MELLOR WITH PANORAMIC FRONT AND REAR VIEWS!* Set on an enviable position on Mellor Lane stands this delightful cottage, offering an incredible standard of recently refurbished accommodation with a beautiful rustic finish. Boasting stylish interior design and generous room sizes, this property is sure to make a wonderful home for those looking to reside in this admirable setting with panoramic views throughout.

This attractive property briefly comprises a welcoming hallway with a conveniently located downstairs w/c. This flows well into the lounge/ dining space which is the heart of the home. With a wood burning stove in the original surround acting as the focal point of the room, it creates the perfect environment for relaxing and entertaining guests. The charming kitchen is just off the living room and is complete with wall and base storage units and integrated appliances. To the rear of the property you will find a bright and airy sunroom which admires views of the rear garden and further afield.

On the first floor, leading from the landing, is the spacious master bedroom which benefits from fitted wardrobes, allowing the floorspace to be utlised perfectly. A second double bedroom is also available and completing the property internally is the modern three piece family bathroom in a clean white finish with tiled walls. The property is warmed through gas central heating and benefits from double glazing throughout.

The village of Mellor is a desirable place to reside, with highly regarded restaurants close by, where regular entertainment and quiz nights are enjoyed by the locals. This property boasts driveway parking to the front in a meticulous Indian flag stone finish and to the rear you will find the private garden with laid to lawn grass and captivating panoramic views of the surrounding area. Due to the enviable location and stunning accommodation on offer here, high interest is expected and so early viewing is essential. 

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/166375568/368197)
- ![Lounge](/listings/photos/166375568/368198) - Lounge
- ![Lounge](/listings/photos/166375568/368199) - Lounge
- ![Photo](/listings/photos/166375568/368200)
- ![Photo](/listings/photos/166375568/368201)
- ![Lounge](/listings/photos/166375568/368202) - Lounge
- ![Lounge](/listings/photos/166375568/368203) - Lounge
- ![Lounge](/listings/photos/166375568/368204) - Lounge
- ![Lounge](/listings/photos/166375568/368205) - Lounge
- ![Conservatory](/listings/photos/166375568/368206) - Conservatory
- ![Kitchen](/listings/photos/166375568/368207) - Kitchen
- ![Kitchen](/listings/photos/166375568/368208) - Kitchen
- ![Kitchen](/listings/photos/166375568/368209) - Kitchen
- ![Bedroom One](/listings/photos/166375568/368210) - Bedroom One
- ![Bedroom One](/listings/photos/166375568/368211) - Bedroom One
- ![Bedroom One](/listings/photos/166375568/368212) - Bedroom One
- ![Bedroom Two](/listings/photos/166375568/368213) - Bedroom Two
- ![Bedroom Two](/listings/photos/166375568/368214) - Bedroom Two
- ![Bathroom](/listings/photos/166375568/368215) - Bathroom
- ![Bathroom](/listings/photos/166375568/368216) - Bathroom
- ![Photo](/listings/photos/166375568/368217)
- ![Photo](/listings/photos/166375568/368218)
- ![Photo](/listings/photos/166375568/368219)
- ![Photo](/listings/photos/166375568/368220)
- ![Photo](/listings/photos/166375568/368221)
- ![Photo](/listings/photos/166375568/368222)
- ![Photo](/listings/photos/166375568/368223)

## Floorplans

- ![All](/listings/photos/166375568/368224) - All

## EPC Graphs

- ![EPC 1](/listings/photos/166375568/368225) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £270,000 | 16/01/2026 | Terraced |
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £187,000 | 30/08/2013 | Terraced |
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £180,000 | 11/09/2012 | Terraced |
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £205,000 | 30/10/2007 | Terraced |
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £80,000 | 23/09/1999 | Terraced |
| 97 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £75,000 | 12/04/1995 | 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 |
|---------|-------|------|------|
| [Same street] 95 MELLOR LANE, MELLOR, BLACKBURN, RIBBLE VALLEY, LANCASHIRE, BB2 7EN | £250,000 | 27/01/2023 | Terraced |

**Street average:** £250,000 (1 sale)

## Price vs local average

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

- **Local average:** £325,925 (106 Detached, BB2, 2024–2026)
- **Deviation:** -17.2%

## Rental Range

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

- **Low:** £725/mo
- **Realistic:** £806/mo
- **Optimistic:** £887/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 Bungalow, St. Lawrence Avenue, BB2 | £850/mo | 2 | 0.85 miles | OpenRent |
| 2 Bed Flat, Lever Close, BB2 | £800/mo | 2 | 0.93 miles | OpenRent |

**Average rent: £825/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.3×
- **Monthly cashflow:** £-346/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.3%

*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:** £3,140/m²

## Capital growth trend

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

- **5y growth:** 28.5%
- **10y growth:** 65.9%

## House Price Index (HM Land Registry)

*Official index for Ribble Valley; Detached series; as of March 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 20.6%
- **10y growth (index):** 36.7%

## 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)