2-bed
Mile End Row, Blackburn, BB2
© OpenStreetMap · click to open in maps
Asking price
£120,000
£177/sqft
Verdict
Strong rental backup (6.75% gross yield)
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£675/mo
6.8% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£474/mo
4.7% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£403/mo
4.0% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
2-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
6.8% gross — clears typical 5%+ break-even threshold.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£6,000
Mortgage @ 75% LTV
- Loan
- £90,000
- Deposit
- £30,000
- Per month
- £553
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £36,000
Should you pay this?
Asking price is in line with what 2-bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£675/month6.75% gross yield
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
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Crime risk
Flood risk
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