Sold STC Terraced

12 BULL HILL COTTAGES

DARWEN, BLACKBURN WITH DARWEN BB3 2TU

3 beds 1 baths 743 sq ft Listed 28 Jan 2026 (-209d)

£135,000

Guide Price

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# 3 bedroom terraced house for sale (BB3 2TU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN BB3 2TU |
| Price | £135,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 69 m² |
| Last sold | £130,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/06/2033
- **Current heating cost:** £1,768/year
- **Est. upgrade cost to C:** £18,935

### Recommendations
- Q (£4,000 - £14,000)
- E (£35)
- G (£350 - £450)
- 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/5437-6926-1200-0277-7222)

## Description

An excellent opportunity to purchase this stone built cottage themed terrace.  Sold via modern method of auction.

The property is located in one of the towns most sought after areas positioned between and providing excellent access to the neighbouring town centres of Darwen & Bolton. It comprises; vestibule, lounge, dining kitchen, rear porch, cellar, three bedrooms and bathroom. From the landing there is a drop down ladder accessing a converted loft room ideal for storage.

Auctioneers Comments:

This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The buyer will pay £300.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

**Vestibule** -

**Lounge** - 4 x 4.16 (13'1" x 13'7") -

**Dining Kitchen** - 4.18 x 2.18 (13'8" x 7'1") -

**Cellar** -

**Bedroom One** - 4.41 x 3.3 (14'5" x 10'9") -

**Bedroom Two** - 2.1 x 2.25 (6'10" x 7'4") -

**Bedroom Three** - 2.2 x 2.2 (7'2" x 7'2") -

**Bathroom** - 2.55 x 1.39 (8'4" x 4'6") -

## Property Photos

- ![Photo](/listings/photos/171524672/1801898)
- ![Photo](/listings/photos/171524672/1801899)
- ![Photo](/listings/photos/171524672/1801900)
- ![Photo](/listings/photos/171524672/1801901)
- ![Photo](/listings/photos/171524672/1801902)
- ![Photo](/listings/photos/171524672/1801903)
- ![Photo](/listings/photos/171524672/1801904)
- ![Photo](/listings/photos/171524672/1801905)
- ![Photo](/listings/photos/171524672/1801906)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £130,000 | 24/04/2026 | 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] 8 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £156,000 | 09/12/2022 | Terraced |
| [Same street] 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £280,000 | 03/12/2021 | Terraced |
| [Same street] 13 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU | £210,000 | 27/09/2021 | Terraced |

**Street average:** £215,333 (3 sales)

## Price vs local average

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

- **Local average:** £107,050 (134 Terraced, BB3, 2024–2026)
- **Deviation:** +26.1%

## Rental Range

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

- **Low:** £641/mo
- **Realistic:** £712/mo
- **Optimistic:** £783/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, Poppy Drive, BB3 | £1,050/mo | 3 | 1.01 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.7×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.9%

*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:** £1,957/m²

## Capital growth trend

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

- **5y growth:** 2%
- **10y growth:** -0.8%

## House Price Index (HM Land Registry)

*Official index for Blackburn with Darwen; Terraced series; as of May 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 34.8%
- **10y growth (index):** 74.5%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

69 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£130,000 Apr 2026

Price per m²

£1,957/m²

Local average

£107,050 (+26.1%)

Deprivation

Decile 8 (26,434 of 33,755)

Street crime

33 incidents within 1 mile (Jun 2026)

Key features

Stone Built Cottage Themed Terrace
Three Bedrooms
Excellent Location
Requires Modernisation
Sold Via Modern Method Of Auction
Buyers Fees Apply
Subject To Reserve

Description

An excellent opportunity to purchase this stone built cottage themed terrace. Sold via modern method of auction.

The property is located in one of the towns most sought after areas positioned between and providing excellent access to the neighbouring town centres of Darwen & Bolton. It comprises; vestibule, lounge, dining kitchen, rear porch, cellar, three bedrooms and bathroom. From the landing there is a drop down ladder accessing a converted loft room ideal for storage.

Auctioneers Comments:
This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The buyer will pay £300.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

Vestibule -

Lounge - 4 x 4.16 (13'1" x 13'7") -

Dining Kitchen - 4.18 x 2.18 (13'8" x 7'1") -

Cellar -

Bedroom One - 4.41 x 3.3 (14'5" x 10'9") -

Bedroom Two - 2.1 x 2.25 (6'10" x 7'4") -

Bedroom Three - 2.2 x 2.2 (7'2" x 7'2") -

Bathroom - 2.55 x 1.39 (8'4" x 4'6") -

Listed by

Darwen

Hunters Property Group Ltd

Reference: 171524672

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/06/2023

Expiry date: 22/06/2033

Current heating cost: £1,768/year

Potential heating cost: £1,464/year

Est. upgrade cost to C: £18,935

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Price history

Event	Date	Price	% change
Sold	24/04/2026 (4 months ago)	£130,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 8 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU	£156,000	09/12/2022	Terraced
Same street 10 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU	£280,000	03/12/2021	Terraced
Same street 13 BULL HILL COTTAGES, DARWEN, BLACKBURN WITH DARWEN, BB3 2TU	£210,000	27/09/2021	Terraced

Street average: £215,333 (3 sales)

Capital growth trend

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

5y growth 2%

10y growth -0.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Blackburn with Darwen. Series: Terraced. As of May 2026.

1y (index) 3.9%

5y (index) 34.8%

10y (index) 74.5%

Rental Range

Estimated market rent for Blackburn with Darwen. Low = conservative, Realistic = average, Optimistic = best case.

Low £641/mo

Realistic £712/mo

Optimistic £783/mo

Based on Local Authority from postcode lookup → Blackburn with Darwen.

LHA (30th percentile) floor for East Lancs: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BB3 2TU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Darwen opp Bull Hill Cottages	0.1 miles
Bus stop	Darwen o/s Bull Hill Cottages	0.1 miles
Shop	McColls @ Darwen	1.7 miles
Shop	Rushtons Bacon Stall	1.7 miles
Train station	Darwen	1.8 miles
Train station	Entwistle	2.0 miles
Hospital	The Beardwood Hospital	6.2 miles
Hospital	Bolton Hospice	6.3 miles
University	University of Greater Manchester	6.8 miles
University	University of Bolton Orlando Village Residence	7.0 miles

Street-level crime

Category	Count
Vehicle crime	11
Violence and sexual offences	11
Anti-social behaviour	4
Other crime	2
Criminal damage and arson	1
Other theft	1
Public order	1
Robbery	1
Shoplifting	1
Total incidents	33

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Darwen, St Barnabas CofE Primary Academy	Primary	0.6 miles	Good — 20 Oct 2017
Aurora Woodlands School	Other	0.7 miles	Good — 15 May 2022
Ashleigh Primary School	Primary	0.8 miles	Good — 31 Oct 2012
St Joseph's Roman Catholic Primary School, Darwen	Primary	1.4 miles	Good — 9 Nov 2015
Darwen St Peter's Church of England Primary School	Primary	1.4 miles	Good — 8 May 2022

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, Poppy Drive, BB3	£1,050/mo	3	1.01 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.78%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 9.3%

Cost-to-rent ratio 10.7×

Monthly cashflow £388/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).