Sold Terraced

45 IRVING PLACE

BLACKBURN, BLACKBURN WITH DARWEN BB2 6LR

3 beds 1 baths 1,141 sq ft Listed 8 Jul 2015 (-3974d)

£115,000

Reduced on 4 Jan 2016

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# 3 bedroom terraced house for sale (BB2 6LR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN BB2 6LR |
| Price | £115,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 106 m² |
| Last sold | £105,000 Mar 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £711/year
- **Est. upgrade cost to C:** £21,925

### Recommendations
- D (£80  -  £120)
- E (£25)
- G (£350  -  £450)
- N (£4,000  -  £6,000)
- O (£3,300  -  £6,500)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0210-2886-7492-9494-7641)

## Description

**The Accommodation Comprises:** -

**Ground Floor** -

**Vestibule** -

**Hall:** - With laminate floor and ch radiator.

**Front Sitting Room:** - 11'1 x 14'7 (into bay) (3.38m x 4.45m ( into bay)) - Fitted gas fire, bay window, ch radiator.

**Rear Living Room:** - 11'9 x 14'3 (3.58m x 4.34m) - Living flame pebble effect gas fire, transom window, ch radiator.

**Dining Kitchen:** - 8'2 x 19'1 (2.49m x 5.82m) - Range of fitted base and eye level units, single drainer sink unit, uPVC double glazed window, softwood bay window, Vaillant wall mounted gas fired central heating boiler, storage under the stairs.

**First Floor** -

**Landing** -

**Bedroom 1:** - 15'5 x 12'3 (4.70m x 3.73m) - Two transom windows, ch radiator.

**Bedroom 2:** - 9'6 x 14'3 (2.90m x 4.34m) - Transom window, ch radiator.

**Bedroom 3:** - 8'3 x 11'0 (2.51m x 3.35m) - With uPVC double glazed window, ch radiator.

**Bathroom:** - Three piece suite comprising panelled bath with electric Mira shower over, pedestal wash basin, low suite wc, uPVC double glazed window, ceiling down lights.

**Outside:** - At the front there is a flagged forecourt and to the rear an enclosed yard with access to the cellar (under the kitchen) which is currently used as a useful storage space.

**General Information:** - All mains services are installed.  Gas fired central heating.

You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

## Property Photos

- ![Photo](/listings/photos/35347554/191351)
- ![Photo](/listings/photos/35347554/191353)
- ![Photo](/listings/photos/35347554/191354)
- ![Photo](/listings/photos/35347554/191356)

## EPC Graphs

- ![EPC 1](/listings/photos/35347554/191357) - EPC 1
- ![EPC 2](/listings/photos/35347554/191358) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £105,000 | 31/03/2016 | 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 |
|---------|-------|------|------|
| 21 BROMLEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LJ | £104,000 | 10/12/2025 | Terraced |
| [Same street] 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £170,000 | 30/06/2025 | Terraced |
| [Same street] 53 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £190,000 | 07/10/2024 | Terraced |
| 15 RIBBLESDALE PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NB | £85,500 | 10/11/2023 | Terraced |
| 50 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £120,000 | 13/10/2023 | Terraced |
| 8 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £70,000 | 11/08/2023 | Terraced |
| [Same street] 55 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £185,000 | 16/06/2023 | Terraced |
| 47 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH | £120,000 | 31/03/2023 | Terraced |
| 72 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT | £214,500 | 10/03/2023 | Terraced |
| [Same street] 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £135,000 | 16/12/2022 | Terraced |
| [Same street] 40 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR | £105,000 | 07/12/2022 | Terraced |
| 50 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW | £120,000 | 28/11/2022 | Terraced |
| 204 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PN | £372,500 | 25/11/2022 | Terraced |
| 7 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £190,000 | 18/11/2022 | Terraced |
| 58 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £115,000 | 04/11/2022 | Terraced |
| 37 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £175,000 | 31/08/2022 | Terraced |
| 14 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £80,500 | 26/08/2022 | Terraced |
| 259 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PL | £375,000 | 12/08/2022 | Terraced |
| 18 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW | £150,000 | 11/08/2022 | Terraced |
| 53 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH | £130,000 | 05/08/2022 | Terraced |
| 18 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT | £153,000 | 21/07/2022 | Terraced |
| 138 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6BU | £280,000 | 20/07/2022 | Terraced |
| 11 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU | £282,000 | 27/06/2022 | Terraced |
| 2 PALATINE ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LN | £130,000 | 06/04/2022 | Terraced |
| 26 FOXHOUSE STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 1HR | £133,000 | 07/02/2022 | Terraced |

**Street average:** £157,000 (5 sales)
**Area average:** £170,000 (20 sales)

## Price vs local average

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

- **Local average:** £131,915 (91 Terraced, BB2, 2024–2026)
- **Deviation:** -12.8%

## Rental Range

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

- **Low:** £638/mo
- **Realistic:** £709/mo
- **Optimistic:** £780/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 Flat, Stonyhurst Road, BB2 | £800/mo | 3 | 0.56 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12×
- **Monthly cashflow:** £242/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.7%

*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:** £1,085/m²

## Capital growth trend

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

- **5y growth:** 36.2%
- **10y growth:** 57.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.9%
- **5y growth (index):** 25.7%
- **10y growth (index):** 59.3%

## 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

Floor area

106 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£105,000 Mar 2016

Price per m²

£1,085/m²

Local average

£131,915 (-12.8%)

Deprivation

Decile 2 (6,647 of 33,755)

Street crime

458 incidents within 1 mile (Mar 2026)

Key features

A spacious garden fronted mid terraced house providing excellent family accommodation
Ground floor: vestibule, hall, two reception rooms, dining kitchen with range of fitted units
First floor: three bedrooms, bathroom with three piece suite
Gas central heating and partial double glazing
Outside: flagged forecourt and enclosed yard to rear
Convenient for amenities and within easy access of the town centre

Additional details

Garden: Yes

Description

A spacious garden fronted mid terraced house providing excellent family accommodation situated within easy access of the town centre and benefiting from gas central heating, partial double glazing, flagged forecourt and enclosed yard to rear. The accommodation comprises: vestibule, hall, two reception rooms, dining kitchen with range of fitted units, three bedrooms, bathroom with three piece suite.

The Accommodation Comprises: -

Ground Floor -

Vestibule -

Hall: - With laminate floor and ch radiator.

Front Sitting Room: - 11'1 x 14'7 (into bay) (3.38m x 4.45m ( into bay)) - Fitted gas fire, bay window, ch radiator.

Rear Living Room: - 11'9 x 14'3 (3.58m x 4.34m) - Living flame pebble effect gas fire, transom window, ch radiator.

Dining Kitchen: - 8'2 x 19'1 (2.49m x 5.82m) - Range of fitted base and eye level units, single drainer sink unit, uPVC double glazed window, softwood bay window, Vaillant wall mounted gas fired central heating boiler, storage under the stairs.

First Floor -

Landing -

Bedroom 1: - 15'5 x 12'3 (4.70m x 3.73m) - Two transom windows, ch radiator.

Bedroom 2: - 9'6 x 14'3 (2.90m x 4.34m) - Transom window, ch radiator.

Bedroom 3: - 8'3 x 11'0 (2.51m x 3.35m) - With uPVC double glazed window, ch radiator.

Bathroom: - Three piece suite comprising panelled bath with electric Mira shower over, pedestal wash basin, low suite wc, uPVC double glazed window, ceiling down lights.

Outside: - At the front there is a flagged forecourt and to the rear an enclosed yard with access to the cellar (under the kitchen) which is currently used as a useful storage space.

General Information: - All mains services are installed. Gas fired central heating.

You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

Listed by

Blackburn

The Northern Estate Agencies Group

Reference: 35347554

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 16/01/2014

Current heating cost: £711/year

Potential heating cost: £580/year

Est. upgrade cost to C: £21,925

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

Recommendations

Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£25)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

EPC 2

Price history

Event	Date	Price	% change
Sold	31/03/2016 (10 years ago)	£105,000	—

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
21 BROMLEY STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LJ	£104,000	10/12/2025	Terraced
Same street 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£170,000	30/06/2025	Terraced
Same street 53 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£190,000	07/10/2024	Terraced
15 RIBBLESDALE PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NB	£85,500	10/11/2023	Terraced
50 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£120,000	13/10/2023	Terraced
8 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£70,000	11/08/2023	Terraced
Same street 55 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£185,000	16/06/2023	Terraced
47 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH	£120,000	31/03/2023	Terraced
72 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT	£214,500	10/03/2023	Terraced
Same street 26 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£135,000	16/12/2022	Terraced
Same street 40 IRVING PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LR	£105,000	07/12/2022	Terraced
50 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW	£120,000	28/11/2022	Terraced
204 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PN	£372,500	25/11/2022	Terraced
7 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£190,000	18/11/2022	Terraced
58 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£115,000	04/11/2022	Terraced
37 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£175,000	31/08/2022	Terraced
14 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£80,500	26/08/2022	Terraced
259 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6PL	£375,000	12/08/2022	Terraced
18 CROMPTON PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LW	£150,000	11/08/2022	Terraced
53 OOZEHEAD LANE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6NH	£130,000	05/08/2022	Terraced
18 LANCASTER PLACE, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6JT	£153,000	21/07/2022	Terraced
138 PRESTON NEW ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6BU	£280,000	20/07/2022	Terraced
11 MANOR ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LU	£282,000	27/06/2022	Terraced
2 PALATINE ROAD, BLACKBURN, BLACKBURN WITH DARWEN, BB2 6LN	£130,000	06/04/2022	Terraced
26 FOXHOUSE STREET, BLACKBURN, BLACKBURN WITH DARWEN, BB2 1HR	£133,000	07/02/2022	Terraced

Street average: £157,000 (5 sales)

Area average: £170,000 (20 sales)

Capital growth trend

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

5y growth 36.2%

10y growth 57.6%

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

1y (index) -0.9%

5y (index) 25.7%

10y (index) 59.3%

Rental Range

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

Low £638/mo

Realistic £709/mo

Optimistic £780/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 BB2 6LR

Nearby

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

Type	Name	Distance
Bus stop	Blackburn adj Saunders Road	0.1 miles
Shop	Unknown	0.1 miles
Bus stop	Blackburn by Saunders Road	0.1 miles
Hospital	The Beardwood Hospital	0.6 miles
Train station	Mill Hill	0.9 miles
Train station	Blackburn	1.0 miles
Hospital	Unknown	1.4 miles
University	University of Lancashire	8.5 miles
University	UClan burnley temp	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	186
Anti-social behaviour	84
Public order	37
Criminal damage and arson	32
Shoplifting	32
Other theft	20
Drugs	19
Vehicle crime	17
Other crime	10
Burglary	6
Bicycle theft	4
Robbery	4
Theft from the person	4
Possession of weapons	3
Total incidents	458

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
Dar Ul Madinah	Other	0.2 miles	Good — 24 Jul 2022
Wensley Fold CofE Primary Academy	Primary	0.2 miles	Outstanding — 9 Oct 2023
St Silas's CofE Primary School	Primary	0.3 miles	Good — 18 Jun 2023
Sacred Heart Roman Catholic Primary School Blackburn	Primary	0.3 miles	Good — 20 Mar 2022
Ashworth Nursery School	Nursery	0.3 miles	Good — 18 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 Flat, Stonyhurst Road, BB2	£800/mo	3	0.56 miles	OpenRent

Average rent: £800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 8.3%

Cost-to-rent ratio 12×

Monthly cashflow £242/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.7%

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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