For sale Detached

12 ECCLES MEWS

DARWEN, BLACKBURN WITH DARWEN BB3 3SU

4 beds 3 baths 1,076 sq ft Listed 20 Nov 2025 (-205d)

£290,000

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# 4 bedroom detached house for sale (BB3 3SU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN BB3 3SU |
| Price | £290,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | D |
| Floor area | 100 m² |
| Last sold | £264,995 Dec 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 23/11/2032
- **Current heating cost:** £324/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/9340-3484-7290-2222-8245)

## Description

Eccles Mews is a beautiful detached home, providing excellent living accommodation with some fabulous scenery.

The property comprises; entrance hall, lounge with bay window, dining kitchen, utility and ground floor WC. To the first floor there are four bedrooms, master en-suite shower room and a three piece bathroom.  There is a double driveway to the front along with an integral garage. To the rear there is a spacious garden with a a mixture of lawn and flagged patio.

Eccles Mews is a new residential development, built in 2022. Its location is excellent, with easy access into both Darwen town centre and motorway links.

OUR THOUGHTS - 'A lovely family home on a very popular development'

Please note - Agents are required by law to conduct anti-money laundering checks on all those buying a property. The cost of these checks is £30 per check. This is a non-refundable fee. These charges cover the cost of obtaining relevant data, any manual checks and monitoring which might be required. This fee will need to be paid and the checks completed in advance of the office issuing a memorandum of sale on the property you would like to buy.

**Hallway** -

**Lounge** - 4 x 3.14 (13'1" x 10'3") -

**Dining Kitchen** - 6.17 x 2.75 (20'2" x 9'0") -

**Utility** - 1.78 x 1.54 (5'10" x 5'0") -

**Toilet** - 1.55 x 0.89 (5'1" x 2'11") -

**Bedroom One** - 4 x 3.48  (13'1" x 11'5" ) -

**Bedroom Two** - 3 x 2.99 (9'10" x 9'9") -

**Bedroom Three** - 3.54 x 2.63 (11'7" x 8'7") -

**Bedroom Four** - 3.54 x 2.63 (11'7" x 8'7") -

**Bathroom** - 1.97 x 1.67 (6'5" x 5'5") -

**En-Suite** - 1.71 x 1.57 (5'7" x 5'1") -

## Property Photos

- ![Photo](/listings/photos/169526072/540233)
- ![Photo](/listings/photos/169526072/540234)
- ![Photo](/listings/photos/169526072/540235)
- ![Photo](/listings/photos/169526072/540236)
- ![Photo](/listings/photos/169526072/540237)
- ![Photo](/listings/photos/169526072/540238)
- ![Photo](/listings/photos/169526072/540239)
- ![Photo](/listings/photos/169526072/540240)
- ![Photo](/listings/photos/169526072/540241)
- ![Photo](/listings/photos/169526072/540242)
- ![Photo](/listings/photos/169526072/540243)
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- ![Photo](/listings/photos/169526072/540248)
- ![Photo](/listings/photos/169526072/540249)
- ![Photo](/listings/photos/169526072/540250)

## Floorplans

- ![Floorplan 1](/listings/photos/169526072/540251) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/169526072/540252) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £264,995 | 09/12/2022 | 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] 22 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU | £222,995 | 16/02/2023 | 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] 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:** £244,288 (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:** +1.5%

## 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):** £793/mo

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £118,875
- **Target investor price (1%):** £95,100

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,900/m²

## Capital growth trend

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

- **5y growth:** 13.9%
- **10y growth:** 30.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

100 m²

Council tax band

EPC rating

Last sold

£264,995 Dec 2022

Price per m²

£2,900/m²

Local average

£285,792 (+1.5%)

Street crime

162 incidents within 1 mile (Apr 2026)

Key features

Modern Detached Home
Four Bedrooms
Excellent Views
Landscaped Garden
Dining Kitchen With Utility
Built In 2022

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Garden: Yes

Description

Eccles Mews is a beautiful detached home, providing excellent living accommodation with some fabulous scenery.

The property comprises; entrance hall, lounge with bay window, dining kitchen, utility and ground floor WC. To the first floor there are four bedrooms, master en-suite shower room and a three piece bathroom. There is a double driveway to the front along with an integral garage. To the rear there is a spacious garden with a a mixture of lawn and flagged patio.

Eccles Mews is a new residential development, built in 2022. Its location is excellent, with easy access into both Darwen town centre and motorway links.

OUR THOUGHTS - 'A lovely family home on a very popular development'

Please note - Agents are required by law to conduct anti-money laundering checks on all those buying a property. The cost of these checks is £30 per check. This is a non-refundable fee. These charges cover the cost of obtaining relevant data, any manual checks and monitoring which might be required. This fee will need to be paid and the checks completed in advance of the office issuing a memorandum of sale on the property you would like to buy.

Hallway -

Lounge - 4 x 3.14 (13'1" x 10'3") -

Dining Kitchen - 6.17 x 2.75 (20'2" x 9'0") -

Utility - 1.78 x 1.54 (5'10" x 5'0") -

Toilet - 1.55 x 0.89 (5'1" x 2'11") -

Bedroom One - 4 x 3.48 (13'1" x 11'5" ) -

Bedroom Two - 3 x 2.99 (9'10" x 9'9") -

Bedroom Three - 3.54 x 2.63 (11'7" x 8'7") -

Bedroom Four - 3.54 x 2.63 (11'7" x 8'7") -

Bathroom - 1.97 x 1.67 (6'5" x 5'5") -

En-Suite - 1.71 x 1.57 (5'7" x 5'1") -

Listed by

Darwen

Hunters Property Group Ltd

Reference: 169526072

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 24/11/2022

Expiry date: 23/11/2032

Current heating cost: £324/year

Potential heating cost: £324/year

Est. upgrade cost to C: £9,500

Recommendations

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)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£290,000	+9.4%
Sold	09/12/2022 (3 years ago)	£264,995	—

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
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 22 ECCLES MEWS, DARWEN, BLACKBURN WITH DARWEN, BB3 3SU	£222,995	16/02/2023	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 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: £244,288 (12 sales)

Area average: £173,000 (3 sales)

Capital growth trend

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

5y growth 13.9%

10y growth 30.9%

House Price Index (HM Land Registry — official index, not sold-price averages): North West. Series: Detached. As of March 2026.

1y (index) 1.1%

5y (index) 22.5%

10y (index) 56.4%

Rental Range

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

Low £856/mo

Realistic £951/mo

Optimistic £1,046/mo

Based on Postcode area BB → North West.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BB3 3SU

Nearby

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

Type	Name	Distance
Bus stop	Darwen opp Ash Grove	0.1 miles
Bus stop	Darwen adj Ash Grove	0.1 miles
Train station	Darwen	0.4 miles
Shop	Slice Hairdressers	0.5 miles
Shop	Rushtons Bacon Stall	0.6 miles
Train station	Mill Hill	3.1 miles
Hospital	The Beardwood Hospital	4.5 miles
Hospital	Bolton Hospice	8.3 miles
University	University of Bolton	9.7 miles
University	UCLan Burnley Campus	10.3 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Anti-social behaviour	22
Public order	14
Criminal damage and arson	11
Burglary	10
Other theft	9
Shoplifting	7
Drugs	6
Possession of weapons	6
Vehicle crime	3
Other crime	2
Robbery	1
Total incidents	162

Within 1 mile during Apr 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
Sudell Primary School	Primary	0.3 miles	Good — 22 Nov 2021
Darwen St James CofE Primary Academy	Primary	0.3 miles	Inadequate — 1 May 2023
Turncroft Nursery School	Nursery	0.5 miles	Outstanding — 11 Dec 2014
Darwen Aldridge Community Academy	Secondary	0.6 miles	Requires improvement — 7 Feb 2023
Darwen St Peter's Church of England Primary School	Primary	0.6 miles	Good — 8 May 2022

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £118,875

Target investor price (1%) £95,100

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).