# 2 bedroom semi-detached house for sale (BB1 8ET) ## Property Details | Key | Value | |-----|-------| | Address | 137 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN BB1 8ET | | Price | £120,000 | | Bedrooms | 2 | | Last sold | £120,000 Feb 2026 | ## Description A two bedroomed semi-detached property briefly comprising: lounge, kitchen, and a bathroom. The house benefits from gas central heating and double glazing. It has gardens to the front and rear of the property. Viewing is highly recommended on this ideal family home. ** Two bedroomed semi- detached property Lounge Kitchen Bathroom Gas central heating & Double glazing Gardens to the front & rear Driveway & Garage ** **Entrance**    Front door to the hallway. **Hallway**    Ceiling light point, alarm pad, single radiator and stairs to the first floor. **Lounge** 13'10" X 11'5" (4.22m X 3.48m). Double glazed window to the front of the property, gas fire with marble effect inset, hearth and mantelpiece, ceiling light point, television and telephone point, coving to the ceiling, double radiator and a door to the kitchen. **Kitchen** 11'5" X 8'6" (3.48m X 2.6m). A range of fitted wall and base units with complimentary part tiled elevations and contrasting work surfaces incorporating: single sink unit and drainer with mixer tap over. Space for oven, washing machine and a fridge freezer. Ceiling light point, understairs storage cupboard, built in storage cupboard, boiler, vinyl flooring, single radiator, wall light, double glazed window and door to the rear of the property. **Landing**    Double glazed frosted window to the side of the property, ceiling light point, wall light and loft access. **Bedroon one** 14'8" X 10'9" (4.47m X 3.28m). Double glazed window to the front of the property, ceiling light point, telephone point and a double radiator. **Bedroom two** 9'11" X 8'1" (3.02m X 2.46m). Double glazed window to the rear of the property, ceiling light point, pedestal hand wash basin with tiled splash back, and a double radiator. **Bathroom**    Three piece bathroom suite comprising: low level w.c, pedestal hand wash basin, walk in electric shower with complimentary part tiled elevations, ceiling light point, extractor fan, built in storage, single radiator and a double glazed frosted window to the rear of the property. **Outside** **Front**    To the front of the property there is a shingle area with hedges and a driveway. **Rear**    To the rear of the property there is a laid to lawn garden area with plant and shrub beds, hedges to two sides, patio area, garden shed. Very private not overlooked. Tarmac driveway to the side of the property and a garage. ## Property Photos - ![Picture No.01](/listings/photos/6650871/414558) - Picture No.01 - ![Picture No.02](/listings/photos/6650871/414559) - Picture No.02 - ![Picture No.03](/listings/photos/6650871/414561) - Picture No.03 - ![Picture No.06](/listings/photos/6650871/414562) - Picture No.06 - ![Picture No.04](/listings/photos/6650871/414564) - Picture No.04 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 137 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £120,000 | 17/02/2026 | 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 | |---------|-------|------|------| | 17 ROYSHAW AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RJ | £127,000 | 01/12/2025 | Semi-detached | | 100 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £210,000 | 02/09/2025 | Semi-detached | | 68 OPENSHAW DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RH | £180,500 | 08/08/2025 | Semi-detached | | 149 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £180,000 | 23/06/2025 | Semi-detached | | 68 LOGWOOD STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB1 9TX | £129,000 | 03/11/2023 | Semi-detached | | 76 DEGANWY AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8EU | £158,000 | 05/10/2023 | Semi-detached | | 9 SNOWDON AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8EX | £110,000 | 18/09/2023 | Semi-detached | | 21 ROYSHAW AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RJ | £127,000 | 22/05/2023 | Semi-detached | | 145 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £143,000 | 27/02/2023 | Semi-detached | | 84 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £110,000 | 09/12/2022 | Semi-detached | | 23 CARHAM ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8NX | £234,000 | 18/11/2022 | Semi-detached | | 8 COPSE CLOSE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 6NJ | £165,000 | 17/11/2022 | Semi-detached | | 28 OPENSHAW DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RH | £182,000 | 09/11/2022 | Semi-detached | | 72 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £120,000 | 04/10/2022 | Semi-detached | | 82 HOLLY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB1 9TP | £100,000 | 27/06/2022 | Semi-detached | | 65 DEGANWY AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8EU | £110,000 | 24/06/2022 | Semi-detached | | 179 ST JAMES'S ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8ET | £135,000 | 10/06/2022 | Semi-detached | | 53 ROYSHAW AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RJ | £180,000 | 06/06/2022 | Semi-detached | | 19 ROYSHAW AVENUE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RJ | £127,000 | 01/06/2022 | Semi-detached | | 64 OPENSHAW DRIVE, BLACKBURN, BLACKBURN WITH DARWEN, BB1 8RH | £174,000 | 14/03/2022 | Semi-detached | **Area average:** £150,075 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £203,364 (77 Semi-detached, BB1, 2024–2026) - **Deviation:** -41% ## Rental Range *ONS Price Index of Private Rents (Blackburn with Darwen). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £638/mo - **Realistic:** £709/mo - **Optimistic:** £780/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, Whittaker St, BB2 | £700/mo | 2 | 0.97 miles | OpenRent | | 2 Bed Terraced House, Whittaker Street, BB2 | £675/mo | 2 | 1 miles | OpenRent | | 2 Bed Bungalow, Briar Hill Close, BB1 | £850/mo | 2 | 1.04 miles | OpenRent | **Average rent: £742/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **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:** 7% - **Cost-to-rent:** 14.3× - **Monthly cashflow:** £132/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.6% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.9% - **10y growth:** 72.5% ## House Price Index (HM Land Registry) *Official index for Blackburn with Darwen; Semi-detached series; as of March 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** 26.7% - **10y growth (index):** 63.9% ## 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)