9 Dalby Lea, Blackburn, BB2 4TZ

UPRN:100010737892Detached House3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£246,000

£234k - £259kHigh

Estimate

£246k

Range

£234k – £259k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

8.08%

Verdict

Derived from HomePortfolio scores

9 Dalby Lea earns an INVESTIGATE rating with HP Score 74/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 25Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +0.4% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100010737892· as of 9 Oct 2026
Rental economics23.6/40
gross yield 8.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1650/mo (range 1550-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin3/30
stressed cash flow +49/mo, +3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 171 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 4 Nov 2026
Risk & liquidity14.6/15
607 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £190,000

£183,500£281,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£244,950

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,550-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £77,185
Net cash flow: £316/mo
Cash on cash: 4.9%
Score at this price: 41

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100010737892Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1550-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1550-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 171 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Set your walk-away price before viewing - above £190,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£246,000

Rent Estimate (pcm)£1,650

Gross Yield8.08%

1y Growth-

3y Growth+0.7%

5y Growth+1.1%

10y Growth+4.0%

Last Sold Price£80,500 (2002-10-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BB2 4TZ

Approval Rate

-12mo

Development

low

10/26/0511
Use of property by the Ministry of Justice's Probation Accommodation Programme for up to three adults (Use Class C2)
Pending
10/26/0495
Variation of Condition No.2 "approved drawings" pursuant to planning application 10/25/0688 "Proposed two storey side and part rear extension, along with single storey element of rear extension" - amend roof form and increased footprint to part single storey rear extension
Pending
10/26/0399
T11 (Silver Birch) - 30% crown reduction
Approved

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2002-10-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,502

Population Density3,232 /km²

Owner Occupied79%

Age Distribution

0-15 18%16-64 61%65+ 21%

View Area Profile

Schools Nearby

St Bede's Roman Catholic High School, Blackburn
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Livesey Saint Francis' Church of England School
0.4 mi
Good
Meadowhead Community Infant School and Nursery
0.5 mi
Good
Meadowhead Junior School
0.5 mi
Good

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Dalby Lea
-
£190k
-
19 Dalby Lea
-
£170k
-
21 Dalby Lea
-
£141k
-
17 Dalby Lea
-
£160k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN