# 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

*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

## 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)