# 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 |
| Last sold | £130,000 Apr 2026 |

## 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).*

## 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)