# 2 bedroom property for sale (BB9 7YE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 ROOK STREET, NELSON, LANCASHIRE BB9 7YE |
| Price | £65,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 70 m² |
| Last sold | £64,000 Feb 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/11/2027
- **Current heating cost:** £546/year
- **Est. upgrade cost to C:** £20,500

### Recommendations
- Q (£4,000 - £14,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9519-2870-7893-9893-9385)

## Description

A mid terrace property being situated off Scotland Road, close to Nelson town centre. The property is ideal for investors or first-time buyers. The accommodation briefly comprises of a living room, kitchen, 2 bedrooms and a 3-piece bathroom.

Living room: PVC entrance door. Fitted gas fire set in fireplace. PVC double glazed window. Radiator.

Dining kitchen: Having a range of base and wall units together with working surfaces. Gas fired boiler. Sink unit. Fitted gas fire. Radiator. PVC double glazed window. Understairs store.

First floor

Landing

Bedroom 1: PVC double glazed windows. Radiator.

Bedroom 2: PVC double glazed window. Radiator.

Bathroom: Containing a 3-piece suite comprising of a panelled bath, pedestal wash basin and WC.

Outside: To the rear is an enclosed yard with store.

Council Tax Band: A

Tenure: Leasehold 869 years remaining (as of December 2022)

Viewing: By arrangement with the agent's Nelson office

Local authority: Borough of Pendle

Fixtures and fittings: All fixtures and fittings mentioned in these particulars are included in the sale all others in the property are specifically excluded.

Condition: Your attention is drawn to the fact that we have been unable to confirm whether certain items included with this property are in full working order all prospective purchasers must accept that these items may not be in working order and the property is offered for sale on this basis. The condition of the heating system and/or other appliances is not known.

Photographs: Internal photographs are reproduced for general information, and it must not be inferred that any item shown is included for sale with the property.

## Property Photos

- ![IMG_6924.jpg](/listings/photos/129673334/1641660) - IMG_6924.jpg
- ![IMG_6928.jpg](/listings/photos/129673334/1641661) - IMG_6928.jpg
- ![IMG_6929.jpg](/listings/photos/129673334/1641662) - IMG_6929.jpg
- ![IMG_6925.jpg](/listings/photos/129673334/1641663) - IMG_6925.jpg
- ![IMG_6926.jpg](/listings/photos/129673334/1641664) - IMG_6926.jpg
- ![IMG_6927.jpg](/listings/photos/129673334/1641665) - IMG_6927.jpg

## Floorplans

- ![Rook Street.jpg](/listings/photos/129673334/1641666) - Rook Street.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/129673334/1641667) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 ROOK STREET, NELSON, PENDLE, LANCASHIRE, BB9 7YE | £64,000 | 23/02/2023 | 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 |
|---------|-------|------|------|
| THE OLD BATHS TRADING CO BRADLEY ROAD, NELSON, PENDLE, LANCASHIRE, BB9 7QQ | £600,000 | 03/11/2023 | Other |
| 25 REGENT STREET, NELSON, PENDLE, LANCASHIRE, BB9 7QP | £51,715 | 28/04/2023 | Other |

**Area average:** £325,858 (2 sales)

## Price vs local average

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

- **Local average:** £203,656 (17 Other, BB9, 2024–2026)
- **Deviation:** -68.1%

## Rental Range

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

- **Low:** £592/mo
- **Realistic:** £658/mo
- **Optimistic:** £724/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £449/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, Elizabeth St, BB9 | £560/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Terraced House, Regent St, BB9 | £675/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, Joseph St, BB9 | £750/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Terraced House, Garnett St, BB9 | £850/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Terraced House, Bolton Grove, BB9 | £700/mo | 2 | 0.49 miles | OpenRent |

**Average rent: £707/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 1.08% (strong)
- **Max investor price (0.8%):** £87,500
- **Target investor price (1%):** £70,000

*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 £700/mo).*

- **Gross yield:** 12.9%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £349/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 22.2%

*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:** £929/m²

## Capital growth trend

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

- **5y growth:** -56%
- **10y growth:** -80.5%

## House Price Index (HM Land Registry)

*Official index for Pendle; All dwelling types series; as of May 2026.*

- **1y growth (index):** 8.2%
- **5y growth (index):** 24.9%
- **10y growth (index):** 72.2%

## 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)