Sold STC Flat

65 KINCRAIG PLACE

BLACKPOOL, BISPHAM, BLACKPOOL FY2 0NA

2 beds 1 baths 517 sq ft Listed 15 May 2024 (-740d)

£65,000

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# 2 bedroom flat for sale (FY2 0NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 65 KINCRAIG PLACE, BLACKPOOL, BISPHAM, BLACKPOOL FY2 0NA |
| Price | £65,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 48 m² |
| Last sold | £62,500 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £366/year
- **Est. upgrade cost to C:** £2,400

### Recommendations
- A (£100 - £350)
- F (£200 - £400)
- M (£1,250 - £2,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9768-9063-7269-4516-8944)

## Description

**Ground Floor Entrance Hallway** - UPVC door to side providing access. Carpeted staircase leading to first floor landing.

**Landing** - Access to all first floor rooms. Loft access. Carpet, radiator and ceiling lights.

**Lounge** - 3.95 x 3.04 (12'11" x 9'11") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights. Access to radiator.

**Kitchen** - 2.28 x 2.22 (7'5" x 7'3") - UPVC double glazed window to rear. Wall and base units with worktop above. Electric oven with ceramic hob above and extractor fan over, Tile effect vinyl floor tiles. Access to Utility Cupboard which provides plumbing for washing machine and space for tumble dryer. Ceiling light and radiator.

**Bedroom One** - 3.47 x 3.18 (11'4" x 10'5") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights.

**Bedroom Two** - 2.19 x 2.08 (7'2" x 6'9") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights. Fitted cupboard over stair case. Combi boiler. Carpet, ceiling light and radiator.

**Bathroom** - 2.22 x 1.67 (7'3" x 5'5") - Three piece bathroom suite comprising; panel bath with shower above, pedestal wash hand basin and low flush WC. Tiled walls. Vinyl floor, ceiling light and radiator.

**Exterior** - Communal grass verge to front.

On road parking

**Additional Information** - Tenure - Leasehold

Leasehold Details:

125 Year Lease from year built

Approximately 90 Years Remaining

£10 per annum, ground rent

£250 per annum, service charge

EPC - C

Council Tax Band - A - Blackpool Borough Council

## Property Photos

- ![IMG_1036.JPG](/listings/photos/148018559/395612) - IMG_1036.JPG
- ![IMG_1020.JPG](/listings/photos/148018559/395613) - IMG_1020.JPG
- ![IMG_1017.JPG](/listings/photos/148018559/395616) - IMG_1017.JPG
- ![IMG_1022.JPG](/listings/photos/148018559/395618) - IMG_1022.JPG
- ![IMG_1026.JPG](/listings/photos/148018559/395619) - IMG_1026.JPG
- ![IMG_1027.JPG](/listings/photos/148018559/395621) - IMG_1027.JPG
- ![IMG_1028.JPG](/listings/photos/148018559/395623) - IMG_1028.JPG
- ![IMG_1029.JPG](/listings/photos/148018559/395625) - IMG_1029.JPG
- ![IMG_1024.JPG](/listings/photos/148018559/395627) - IMG_1024.JPG
- ![IMG_1032.JPG](/listings/photos/148018559/395628) - IMG_1032.JPG

## Floorplans

- ![65KingcraigPlace-High.jpg](/listings/photos/148018559/395630) - 65KingcraigPlace-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/148018559/395633) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #4424340
- **Address:** 65 Kincraig Place, BLACKPOOL, FY2 0NA
- **Certificate Issued:** 29/01/2007
- **Work Completed:** 17/01/2007
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 65 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NA | £62,500 | 05/11/2024 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ | £55,000 | 06/08/2025 | Flat |
| WOODBANK COURT 1 BISPHAM ROAD, THORNTON-CLEVELEYS, WYRE, LANCASHIRE, FY5 3FZ | £78,500 | 14/12/2022 | Flat |
| [Same street] 48 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NA | £75,500 | 21/11/2022 | Semi-detached |
| 35 TENNYSON DRIVE, BISPHAM, BLACKPOOL, FY2 0GH | £98,000 | 16/09/2022 | Flat |
| 32 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ | £46,000 | 02/09/2022 | Flat |
| 81 PORTREE ROAD, BISPHAM, BLACKPOOL, FY2 0DG | £55,000 | 17/05/2022 | Flat |
| 37 TENNYSON DRIVE, BISPHAM, BLACKPOOL, FY2 0GH | £94,950 | 22/04/2022 | Flat |
| 39 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ | £69,950 | 11/03/2022 | Flat |
| 15 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ | £52,000 | 03/02/2022 | Flat |
| 24 STRONSAY PLACE, BISPHAM, BLACKPOOL, FY2 0HE | £56,000 | 28/10/2021 | Flat |
| [Same street] 22 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NA | £57,500 | 22/10/2021 | Flat |
| 118 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NB | £60,000 | 10/09/2021 | Flat |

**Street average:** £66,500 (2 sales)
**Area average:** £66,540 (10 sales)

## Price vs local average

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

- **Local average:** £84,413 (15 Flat, FY2, 2024–2026)
- **Deviation:** -23%

## Rental Range

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

- **Low:** £630/mo
- **Realistic:** £700/mo
- **Optimistic:** £770/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £541/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 Bungalow, Ashfield Road, FY2 | £900/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Bungalow, Kelvin Road, FY5 | £820/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Bungalow, Shirley Crescent, FY2 | £950/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Bungalow, Bispham, FY2 | £1,050/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, East Pines Drive, FY5 | £700/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Semi-Detached House, Willows Avenue, FY5 | £775/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £866/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 1.32% (strong)
- **Max investor price (0.8%):** £107,500
- **Target investor price (1%):** £86,000

*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 £860/mo).*

- **Gross yield:** 15.9%
- **Cost-to-rent:** 6.3×
- **Monthly cashflow:** £493/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 31.4%

*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:** £1,354/m²

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 49.8%

## House Price Index (HM Land Registry)

*Official index for Blackpool; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 11.7%
- **10y growth (index):** 29%

## 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)

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Property details

Tenure

LEASEHOLD (90 years remaining on lease)

Floor area

48 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£62,500 Nov 2024

Price per m²

£1,354/m²

Local average

£84,413 (-23%)

Deprivation

Decile 1 (972 of 33,755)

Street crime

138 incidents within 1 mile (Mar 2026)

Key features

*First Floor Flat
*Two Bedrooms
*Spacious Lounge
*Fitted Kitchen & Bathroom
*Available With No Onward Chain
*Short Distance To Blackpool & Fylde College (Bispham Campus)
*Ideal First Time Buyer Or Rental Investment

Additional details

Parking: Yes

Description

*First Floor Flat *Two Bedrooms *Spacious Lounge *Fitted Kitchen & Bathroom *Available With No Onward Chain *Short Distance To Blackpool & Fylde College (Bispham Campus) *Ideal First Time Buyer Or Rental Investment

Ground Floor Entrance Hallway - UPVC door to side providing access. Carpeted staircase leading to first floor landing.

Landing - Access to all first floor rooms. Loft access. Carpet, radiator and ceiling lights.

Lounge - 3.95 x 3.04 (12'11" x 9'11") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights. Access to radiator.

Kitchen - 2.28 x 2.22 (7'5" x 7'3") - UPVC double glazed window to rear. Wall and base units with worktop above. Electric oven with ceramic hob above and extractor fan over, Tile effect vinyl floor tiles. Access to Utility Cupboard which provides plumbing for washing machine and space for tumble dryer. Ceiling light and radiator.

Bedroom One - 3.47 x 3.18 (11'4" x 10'5") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights.

Bedroom Two - 2.19 x 2.08 (7'2" x 6'9") - UPVC double glazed window to rear. Carpet, radiator and ceiling lights. Fitted cupboard over stair case. Combi boiler. Carpet, ceiling light and radiator.

Bathroom - 2.22 x 1.67 (7'3" x 5'5") - Three piece bathroom suite comprising; panel bath with shower above, pedestal wash hand basin and low flush WC. Tiled walls. Vinyl floor, ceiling light and radiator.

Exterior - Communal grass verge to front.
On road parking

Additional Information - Tenure - Leasehold
Leasehold Details:
125 Year Lease from year built
Approximately 90 Years Remaining
£10 per annum, ground rent
£250 per annum, service charge
EPC - C
Council Tax Band - A - Blackpool Borough Council

Listed by

Poulton-Le-Fylde

iMove Lettings (Fylde) Ltd

Reference: 148018559

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 16/01/2016

Current heating cost: £366/year

Potential heating cost: £266/year

Est. upgrade cost to C: £2,400

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Hot water cylinder thermostat (£200 - £400)
Replacement warm air unit (£1,250 - £2,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

65KingcraigPlace-High.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4424340

Property Details

Street: 65 Kincraig Place

Town: BLACKPOOL

Postcode: FY2 0NA

Installation Details

Items: 1 window

Certificate Issued: 29/01/2007

Work Completed: 17/01/2007

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	05/11/2024 (1 year ago)	£62,500	—

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
30 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ	£55,000	06/08/2025	Flat
WOODBANK COURT 1 BISPHAM ROAD, THORNTON-CLEVELEYS, WYRE, LANCASHIRE, FY5 3FZ	£78,500	14/12/2022	Flat
Same street 48 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NA	£75,500	21/11/2022	Semi-detached
35 TENNYSON DRIVE, BISPHAM, BLACKPOOL, FY2 0GH	£98,000	16/09/2022	Flat
32 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ	£46,000	02/09/2022	Flat
81 PORTREE ROAD, BISPHAM, BLACKPOOL, FY2 0DG	£55,000	17/05/2022	Flat
37 TENNYSON DRIVE, BISPHAM, BLACKPOOL, FY2 0GH	£94,950	22/04/2022	Flat
39 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ	£69,950	11/03/2022	Flat
15 BRAEMAR WALK, BISPHAM, BLACKPOOL, FY2 0EJ	£52,000	03/02/2022	Flat
24 STRONSAY PLACE, BISPHAM, BLACKPOOL, FY2 0HE	£56,000	28/10/2021	Flat
Same street 22 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NA	£57,500	22/10/2021	Flat
118 KINCRAIG PLACE, BISPHAM, BLACKPOOL, FY2 0NB	£60,000	10/09/2021	Flat

Street average: £66,500 (2 sales)

Area average: £66,540 (10 sales)

Capital growth trend

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

5y growth 5%

10y growth 49.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Blackpool. Series: Flats and maisonettes. As of February 2026.

1y (index) -0.3%

5y (index) 11.7%

10y (index) 29%

Rental Range

Estimated market rent for Blackpool. Low = conservative, Realistic = average, Optimistic = best case.

Low £630/mo

Realistic £700/mo

Optimistic £770/mo

Based on Local Authority from postcode lookup → Blackpool.

LHA (30th percentile) floor for Fylde Coast: £541/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View FY2 0NA

Nearby

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

Type	Name	Distance
Shop	Spar	0.2 miles
University	Blackpool and The Fylde College	0.2 miles
Shop	Lengs	0.4 miles
Bus stop	Unknown	0.7 miles
Train station	Poulton-le-Fylde	1.6 miles
Train station	Layton	1.6 miles
Hospital	Spire Fylde Coast Hospital	2.2 miles
Hospital	Blackpool Victoria Hospital	2.6 miles
University	Blackpool & The Fylde College, Fleetwood Nautical Campus	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	60
Anti-social behaviour	27
Criminal damage and arson	10
Other theft	8
Vehicle crime	8
Other crime	7
Public order	6
Shoplifting	4
Burglary	3
Drugs	3
Bicycle theft	1
Robbery	1
Total incidents	138

Within 1 mile during Mar 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
Kincraig Primary School	Primary	0.1 miles	Good — 25 May 2017
Blackpool and the Fylde College	Other	0.1 miles	— (No rating)
Montgomery Academy	Secondary	0.6 miles	Good — 14 Jul 2024
St Bernadette's Catholic Primary School	Primary	0.7 miles	Good — 16 Nov 2011
Carleton St Hilda's Church of England Primary School	Primary	0.8 miles	Good — 25 Oct 2013

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 Bungalow, Ashfield Road, FY2	£900/mo	2	0.33 miles	OpenRent
2 Bed Bungalow, Kelvin Road, FY5	£820/mo	2	0.47 miles	OpenRent
2 Bed Bungalow, Shirley Crescent, FY2	£950/mo	2	0.6 miles	OpenRent
2 Bed Bungalow, Bispham, FY2	£1,050/mo	2	0.6 miles	OpenRent
2 Bed Flat, East Pines Drive, FY5	£700/mo	2	0.78 miles	OpenRent
2 Bed Semi-Detached House, Willows Avenue, FY5	£775/mo	2	1.14 miles	OpenRent

Average rent: £866/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.32%

Max investor price (0.8%) £107,500

Target investor price (1%) £86,000

Gross yield 15.9%

Cost-to-rent ratio 6.3×

Monthly cashflow £493/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 31.4%

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).

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