9 Buff Street, Darwen, BB3 2RY

UPRN:100010770633TerracedBeds -Built 1900-1929

LeaseholdCouncil Tax: Band AEPC: C (71)

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

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£143,000

£115k - £172kLow

Estimate

£143k

Range

£115k – £172k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

10.08%

Verdict

Derived from HomePortfolio scores

9 Buff Street earns an INVESTIGATE rating with HP Score 79/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 36Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics40/40
gross yield 10.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1050/mo (range 1000-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin10.9/30
stressed cash flow +115/mo, +11% 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 6 Nov 2026
Risk & liquidity9.3/15
522 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£124,950

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £38,786
Net cash flow: £305/mo
Cash on cash: 9.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.49 - 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_snapshotsrent estimate 1050/mo (range 1000-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1050/mo (range 1000-1100)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£143,000

Rent Estimate (pcm)£1,050

Gross Yield10.08%

1y Growth-

3y Growth-0.1%

5y Growth+2.0%

10y Growth+3.7%

Last Sold Price£35,500 (2002-11-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BB3 2RY

Approval Rate

-12mo

Development

low

10/26/0518
Change of use of first floor to create new two bedroom flat (Use Class C3) and external alterations to side elevation
Pending
10/26/0470
Proposed front dormer and enlargement of rear dormer
Pending
10/26/0437
Proposed change of use from bar managers flat to self-contained flat (C3)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining845 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2002-11-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,502

Population Density627 /km²

Owner Occupied60%

Age Distribution

0-15 22%16-64 65%65+ 13%

View Area Profile

Schools Nearby

Holy Trinity VC School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Aldridge UTC Darwen
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's Roman Catholic Primary School, Darwen
0.3 mi
-
Darwen Aldridge Community Academy
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

15 Buff Street
-
£175k
-
7 Buff Street
-
£110k
-
11 Buff Street
-
£60k
-
5 Buff Street
-
£78k
-

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