# 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
- **Expiry date:** 15/01/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **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

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.

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## 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:** £131,590 (92 Terraced, BB2, 2024–2026)
- **Deviation:** -12.6%

## 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:** 30.2%
- **10y growth:** 44.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.3%
- **5y growth (index):** 26.7%
- **10y growth (index):** 64.5%

## 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)