# 3 bedroom detached house for sale (BB3 3SU) ## Property Details | Key | Value | |-----|-------| | Address | 22 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN BB3 3SU | | Price | £250,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | C | | Floor area | 82 m² | | Last sold | £222,995 Feb 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Current heating cost:** £300/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2637-3023-3309-7877-5200) ## Description THE MOST IDYLLIC DETACHED FAMILY HOME Nestled in the charming Eccles Mews of Darwen, this exquisite detached house is a true gem, presented and maintained to the highest standard throughout. Situated on a newly developed estate, the property boasts a harmonious blend of modern living and comfort, making it an ideal family home. As you step inside, you are greeted by a bright and airy open plan kitchen diner, perfect for entertaining or enjoying family meals. The spacious lounge offers a welcoming atmosphere, while a convenient downstairs WC adds to the practicality of the ground floor. Ascending to the first floor, you will find three generously sized bedrooms, each designed with comfort in mind. The main bedroom features an en suite, providing a private retreat, while a modern bathroom serves the remaining bedrooms. The property is further enhanced by enviable garden space, ideal for outdoor relaxation or entertaining guests. Off-road parking ensures convenience for residents and visitors alike. With stunning views over Darwen Tower, this home is not only beautifully presented but also conveniently located. It is within easy reach of local schools, bus routes, and essential amenities. Additionally, excellent network links to Blackburn, Bolton, Preston, Chorley, and major motorways make commuting a breeze. This property is truly not to be missed, offering a perfect blend of style, comfort, and location. Whether you are a first-time buyer or looking to relocate, this home in Eccles Mews is sure to impress. For further information or to arrange a viewing please contact our Blackburn team at your earliest convenience. **Ground Floor** - **Entrance** - Composite double glazed frosted door to hall. **Hall** - 3.56m x 1.83m (11'8 x 6) - Central heating radiator, smoke alarm, understairs storage, doors to reception room, WC and stairs to first floor. **Wc** - 1.83m x 0.89m (6 x 2'11) - Chrome heated towel rail, two piece suite comprising of dual flush WC, wall mounted washbasin with mixer tap, extractor fan, tiled flooring. **Reception Room One** - 5.11m x 3.48m (16'9 x 11'5) - UPVC double glazed box window, central heating radiator, television point, door to dining room. **Kitchen Diner** - 5.46m x 2.69m (17'11 x 8'10) - UPVC double glazed window, central heating radiator, range of panelled wall and base units, granite effect surfaces, tiled splashbacks, stainless steel one and a half sink and drainer with mixer tap, integrated electric oven with four ring gas hob, extractor hood, integrated fridge freezer, integrated dishwasher, plumbing for washing machine and dryer, integrated boiler, smoke alarm, tiled flooring, UPVC double glazed French doors to rear. **First Floor** - **Landing** - 3.43m x 1.50m (11'3 x 4'11) - UPVC double glazed frosted window, central heating radiator, storage cupboard, smoke alarm, loft access, doors to three bedrooms and bathroom. **Bedroom One** - 3.66m x 2.95m (12 x 9'8) - UPVC double glazed window, central heating radiator, fitted wardrobes, door to en suite. **En Suite** - 1.70m x 1.60m (5'7 x 5'3) - UPVC double glazed frosted window, chrome heated towel rail, three piece suite comprising of dual flush WC, direct feed shower enclosure, wall mounted wash basin with mixer tap, tiled elevations, extractor fan, tiled flooring. **Bedroom Two** - 3.02m x 2.74m (9'11 x 9) - UPVC double glazed window, central heating radiator. **Bedroom Three** - 2.74m x 2.34m (9 x 7'8) - UPVC double glazed window, central heating radiator. **Bathroom** - 1.93m x 1.68m (6'4 x 5'6) - UPVC double glazed frosted window, chrome heated towel rail, three piece suite comprising of dual flush WC, panelled bath with mixer tap, direct feed overhead shower, wall mounted washbasin with mixer tap, tiled elevations, extractor fan, tiled flooring. **External** - **Front** - Laid to lawn garden with bedding areas and off road parking. **Rear** - Laid to lawn garden with bedding areas and paving areas. ## Property Photos - ![1.jpg](/listings/photos/88918572/574479) - 1.jpg - ![2.jpg](/listings/photos/88918572/574480) - 2.jpg - ![3.jpg](/listings/photos/88918572/574481) - 3.jpg - ![4.jpg](/listings/photos/88918572/574482) - 4.jpg - ![5.jpg](/listings/photos/88918572/574483) - 5.jpg - ![6.jpg](/listings/photos/88918572/574484) - 6.jpg - ![7.jpg](/listings/photos/88918572/574485) - 7.jpg - ![8.jpg](/listings/photos/88918572/574486) - 8.jpg - ![9.jpg](/listings/photos/88918572/574487) - 9.jpg - ![10.jpg](/listings/photos/88918572/574488) - 10.jpg - ![11.jpg](/listings/photos/88918572/574489) - 11.jpg - ![12.jpg](/listings/photos/88918572/574490) - 12.jpg - ![13.jpg](/listings/photos/88918572/574491) - 13.jpg - ![14.jpg](/listings/photos/88918572/574492) - 14.jpg - ![15.jpg](/listings/photos/88918572/574493) - 15.jpg - ![16.jpg](/listings/photos/88918572/574494) - 16.jpg - ![17.jpg](/listings/photos/88918572/574495) - 17.jpg - ![18.jpg](/listings/photos/88918572/574496) - 18.jpg - ![19.jpg](/listings/photos/88918572/574497) - 19.jpg - ![20.jpg](/listings/photos/88918572/574498) - 20.jpg - ![21.jpg](/listings/photos/88918572/574499) - 21.jpg - ![22.jpg](/listings/photos/88918572/574500) - 22.jpg - ![23.jpg](/listings/photos/88918572/574501) - 23.jpg - ![24.jpg](/listings/photos/88918572/574502) - 24.jpg - ![25.jpg](/listings/photos/88918572/574503) - 25.jpg - ![26.jpg](/listings/photos/88918572/574504) - 26.jpg - ![27.jpg](/listings/photos/88918572/574505) - 27.jpg ## Floorplans - ![22 Eccles Mews, Darwen - all floors.JPG](/listings/photos/88918572/574506) - 22 Eccles Mews, Darwen - all floors.JPG ## EPC Graphs - ![EE Rating](/listings/photos/88918572/574507) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £222,995 | 16/02/2023 | 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 | |---------|-------|------|------| | 11 COULTHURST GARDENS, DARWEN, BLACKBURN WITH DARWEN, BB3 3FB | £177,500 | 04/12/2025 | Detached | | 2 WESTALL GARDENS, DARWEN, BLACKBURN WITH DARWEN, BB3 3FN | £181,000 | 01/12/2025 | Detached | | [Same street] 27 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £249,995 | 07/07/2023 | Detached | | [Same street] 18 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £234,995 | 21/02/2023 | Detached | | [Same street] 14 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £224,250 | 22/12/2022 | Semi-detached | | [Same street] 16 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £224,250 | 22/12/2022 | Semi-detached | | [Same street] 9 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £259,995 | 15/12/2022 | Detached | | [Same street] 12 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £264,995 | 09/12/2022 | Detached | | [Same street] 11 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £214,995 | 09/12/2022 | Detached | | [Same street] 10 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £219,995 | 02/12/2022 | Detached | | [Same street] 7 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £279,995 | 02/12/2022 | Detached | | [Same street] 5 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £259,995 | 25/11/2022 | Detached | | [Same street] 1 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £279,995 | 25/11/2022 | Detached | | [Same street] 3 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £259,995 | 18/11/2022 | Detached | | 10 COULTHURST GARDENS, DARWEN, BLACKBURN WITH DARWEN, BB3 3FB | £160,500 | 12/11/2021 | Detached | **Street average:** £247,788 (12 sales) **Area average:** £173,000 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £285,792 (43 Detached, BB3, 2024–2026) - **Deviation:** -12.5% ## Rental Range *ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £856/mo - **Realistic:** £951/mo - **Optimistic:** £1,046/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | 3 Bed Terraced House, Walmsley Street, BB3 | £825/mo | 3 | 0.21 miles | OpenRent | | 3 Bed Terraced House, Olive Lane, BB3 | £800/mo | 3 | 0.3 miles | OpenRent | | 3 Bed Terraced House, Olive Lane, BB3 | £695/mo | 3 | 0.32 miles | OpenRent | | 3 Bed Terraced House, Olive Lane, BB3 | £760/mo | 3 | 0.35 miles | OpenRent | | 3 Bed Terraced House, Sarah Street, BB3 | £850/mo | 3 | 0.37 miles | OpenRent | | 3 Bed End Terrace, Atlas Road, BB3 | £800/mo | 3 | 0.4 miles | OpenRent | | 3 Bed Terraced House, Winterton Road, BB3 | £900/mo | 3 | 0.42 miles | OpenRent | | 3 Bed Terraced House, Powell St, BB3 | £825/mo | 3 | 0.47 miles | OpenRent | | 3 Bed Flat, Market Street, BB3 | £750/mo | 3 | 0.66 miles | OpenRent | | 3 Bed Terraced House, Greenway Street, BB3 | £800/mo | 3 | 0.81 miles | OpenRent | | 3 Bed Semi-Detached House, London, BB3 | £1,100/mo | 3 | 1.01 miles | OpenRent | **Average rent: £828/mo (11 listings)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £100,000 - **Target investor price (1%):** £80,000 *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 £800/mo).* - **Gross yield:** 3.8% - **Cost-to-rent:** 26× - **Monthly cashflow:** £-290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.8% *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:** £3,049/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 17.4% - **10y growth:** 28.4% ## House Price Index (HM Land Registry) *Official index for North West; Detached series; as of March 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 22.5% - **10y growth (index):** 56.4% ## 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)