# 5 bedroom farm house for sale (BB9 6NF) ## Property Details | Key | Value | |-----|-------| | Address | 4 THE COTTAGE, TOWER FARM, GISBURN ROAD, NELSON, BLACKO, LANCASHIRE BB9 6NF | | Price | £550,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | E | | Construction age | England and Wales: 2003-2006 | | Floor area | 216 m² | | Last sold | £375,000 Dec 2012 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 03/02/2022 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,376/year ### Recommendations - E (?45) - G (?350 - ?450) - N (?4,000 - ?6,000) - U (?11,000 - ?20,000) - V (?1,500 - ?4,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0748-4073-6222-9252-3920) ## Description GUIDE PRICE: £550,000 - £650,000 Council Tax Band - Pendle E For families craving fresh air and a slower pace of life, this beautiful barn conversion offers space, character and sweeping rural views, all set within generous garden grounds. If you are looking for a freehold home that blends charm with modern comfort, this is one to see. For families craving fresh air and a slower pace of life, this beautiful barn conversion combines period character with practical modern living, surrounded by open countryside. The kitchen sits at the heart of the home, with a large island, sleek units and exposed beams that add warmth and history. There is plenty of room to cook, dine and gather. The main living room is cosy and welcoming, centred around a feature fireplace and framed by timber beams. To the rear, a bright garden room with a glazed lantern roof and folding doors opens onto the garden and captures far reaching rural views, creating a calm space to relax or entertain. Upstairs, the bedrooms are full of character with sloping ceilings and beams, while modern bathrooms serve the home with ease. Outside, the enclosed garden provides safe space for children and pets, with patio areas for outdoor dining. The property already benefits from a substantial garage, as shown on the plans, offering excellent storage, workshop potential or secure parking. Set within a peaceful rural setting, the property enjoys access to scenic walks and open fields, yet remains within reach of local villages offering shops, pubs and well regarded schools. Transport links connect to nearby towns, making it ideal for families who want countryside living without feeling isolated. Blacko is a picturesque Lancashire village set at the foot of Pendle Hill, known for its rural charm, stone-built homes and far-reaching countryside views. With a quiet, close-knit community and open landscapes all around, it offers a peaceful setting while remaining well connected to nearby towns. Key features and amenities include: Village Setting – a traditional village feel with scenic lanes, rolling fields and direct access to countryside walks across Pendle Hill and the surrounding rural landscape. Local Amenities – a popular village pub, St Mary’s Church and a well-used village hall hosting local events and activities, with everyday amenities quite literally on your doorstep. Outdoor Lifestyle – ideal for walkers, cyclists and those who enjoy nature, with bridleways, footpaths and panoramic views right on the doorstep. Schools – access to well-regarded primary and secondary schools in nearby Barrowford, Nelson, Colne and Clitheroe. Transport links – convenient road connections to Barrowford, Nelson, Colne and Clitheroe, with access to the M65 providing routes towards Burnley, Preston and Manchester. Blacko offers the peace of true village life combined with easy access to everyday amenities, making it especially appealing for families, professionals and those seeking a rural retreat without feeling isolated. Arrange a viewing? Council Tax band: E Pendle ## Property Photos - ![Photo](/listings/photos/173230382/1355421) - ![Photo](/listings/photos/173230382/1355422) - ![Photo](/listings/photos/173230382/1355423) - ![Photo](/listings/photos/173230382/1355424) - ![Photo](/listings/photos/173230382/1355425) - ![Photo](/listings/photos/173230382/1355426) - ![Photo](/listings/photos/173230382/1355427) - ![Photo](/listings/photos/173230382/1355428) - ![Photo](/listings/photos/173230382/1355429) - ![Photo](/listings/photos/173230382/1355431) - ![Photo](/listings/photos/173230382/1355432) - ![Photo](/listings/photos/173230382/1355433) - ![Photo](/listings/photos/173230382/1355434) - ![Photo](/listings/photos/173230382/1355435) - ![Photo](/listings/photos/173230382/1355436) ## Floorplans - ![Floorplan 1](/listings/photos/173230382/1355437) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/173230382/1355439) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TOWER FARM 4 THE COTTAGE GISBURN ROAD, BLACKO, NELSON, PENDLE, LANCASHIRE, BB9 6NF | £375,000 | 14/12/2012 | Terraced | | TOWER FARM 4 THE COTTAGE GISBURN ROAD, BLACKO, NELSON, PENDLE, LANCASHIRE, BB9 6NF | £435,000 | 01/10/2008 | 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 | |---------|-------|------|------| | VANTAGE COURT UNIT 5 RIVERSIDE WAY, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6BP | £276,000 | 31/03/2025 | Other | | 45 WHEATLEY LANE ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6QP | £495 | 23/03/2025 | Other | | THE MALTKILN GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6AJ | £342,000 | 20/12/2024 | Other | | 137B GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6EP | £195,000 | 11/07/2024 | Other | | HIGHERFORD BRIDGE BARN 1 GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6AJ | £375,000 | 22/12/2023 | Other | | OGDEN HILL FARM, BARLEY, NELSON, PENDLE, LANCASHIRE, BB9 6LQ | £570,000 | 05/07/2023 | Other | | 12 CHURCHILL WAY, NELSON, PENDLE, LANCASHIRE, BB9 6RT | £950,000 | 17/03/2023 | Other | | CROSS GAITS INN BEVERLEY ROAD, BLACKO, NELSON, PENDLE, LANCASHIRE, BB9 6RF | £405,000 | 03/03/2023 | Other | | 67 CHURCHILL WAY, NELSON, PENDLE, LANCASHIRE, BB9 6RT | £724,000 | 18/01/2023 | Other | | WHITE BEAR INN GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6EP | £350,000 | 10/01/2023 | Other | | 125 GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6EP | £395,000 | 11/11/2022 | Other | | 129 WHEATLEY LANE ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6QW | £340,000 | 21/10/2022 | Other | | 16 WALTON STREET, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6JG | £145,000 | 30/09/2022 | Other | | 12 TROUGH LAITHE ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6FA | £757,375 | 28/09/2022 | Other | | 215 GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6JD | £495,000 | 15/07/2022 | Other | | 213 GISBURN ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6JD | £495,000 | 15/07/2022 | Other | | 41 CHURCHILL WAY, NELSON, PENDLE, LANCASHIRE, BB9 6RT | £5,600,000 | 01/07/2022 | Other | | PASTURE LODGE PASTURE LANE, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6QX | £20,000 | 24/05/2022 | Other | | 1 - 3 JAMES STREET, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6HR | £179,950 | 09/05/2022 | Other | | TROUGH LAITHE FARM WHEATLEY LANE ROAD, BARROWFORD, NELSON, PENDLE, LANCASHIRE, BB9 6QP | £1,000,000 | 22/04/2022 | Other | **Area average:** £680,741 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £203,656 (17 Other, BB9, 2024–2026) - **Deviation:** +170.1% ## Rental Range *ONS Price Index of Private Rents (Pendle). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £587/mo - **Realistic:** £652/mo - **Optimistic:** £717/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/mo ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £81,500 - **Target investor price (1%):** £65,200 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,546/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 63.4% - **10y growth:** -80.5% ## House Price Index (HM Land Registry) *Official index for Pendle; All dwelling types series; as of April 2026.* - **1y growth (index):** 8.1% - **5y growth (index):** 22.1% - **10y growth (index):** 75% ## 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)