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Beardwood market report BB2 2, Blackburn
The BB2 2 (Beardwood) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 2,738 HM Land Registry entries for BB2 2 (Blackburn), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in BB2 2 (Blackburn) came in at £125,000, out of 21 registered, up 32% on five years earlier, and the mean stands at £133,400, and by floor area homes here have averaged about £1,390 per square metre over the last five years. The record behind it is 2,738 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BB2 2 is a postcode sector: one group of streets inside BB2 (Blackburn). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where BB2 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's BB2 2 prices, from the sold record
Take the 21 registered 2026 sales in BB2 2 and the middle price, the median, is £125,000. The mean lands at £133,400, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in BB2 2
A square metre of BB2 2 home has cost about £1,390 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts BB2 2 56% below the country at large.
The price of a typical BB2 2 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £125,000 | £125,000 | 21 |
| 2025 | £125,000 | £127,989 | 57 |
| 2024 | £110,000 | £116,953 | 64 |
| 2023 | £95,000 | £104,382 | 71 |
| 2022 | £100,000 | £117,261 | 81 |
| 2021 | £95,000 | £120,282 | 73 |
| 2020 | £90,500 | £117,426 | 58 |
| 2019 | £82,000 | £107,482 | 53 |
| 2018 | £85,000 | £113,307 | 55 |
| 2017 | £73,000 | £99,565 | 51 |
| 2016 | £78,500 | £109,822 | 56 |
| 2015 | £75,000 | £105,975 | 50 |
| 2014 | £76,500 | £108,529 | 53 |
| 2013 | £77,200 | £111,083 | 36 |
| 2012 | £72,500 | £106,711 | 33 |
| 2011 | £67,000 | £101,144 | 88 |
| 2010 | £63,000 | £98,800 | 113 |
| 2009 | £61,000 | £98,058 | 77 |
| 2008 | £86,800 | £142,284 | 62 |
| 2007 | £76,500 | £129,765 | 143 |
| 2006 | £67,900 | £117,866 | 144 |
| 2005 | £60,000 | £106,776 | 135 |
| 2004 | £54,000 | £98,075 | 175 |
| 2003 | £38,500 | £70,926 | 149 |
| 2002 | £27,500 | £51,741 | 151 |
| 2001 | £27,300 | £52,483 | 99 |
| 2000 | £30,000 | £58,875 | 79 |
| 1999 | £34,000 | £67,760 | 87 |
| 1998 | £27,500 | £55,511 | 105 |
| 1997 | £27,800 | £57,012 | 109 |
| 1996 | £30,000 | £63,269 | 108 |
| 1995 | £28,500 | £61,955 | 102 |
In cash terms the typical BB2 2 home went from £28,500 in 1995 to £125,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 102%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2008, and today's median remains roughly 12% under it: a 2008 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BB2 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2004 (+40.3% on the year before); the weakest, 2009 (−29.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +5.6% | +0.8% |
| 10 years (since 2016) | +4.8% | +1.3% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in BB2 2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 21 sales completed in BB2 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 134 sales a year before the financial crisis and 59 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the BB2 2 market
Only 21 sales completed here in the last twelve months of data, which makes BB2 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within BB2, this sector trades 31% below the district median: one of its district's cheaper corners.
What tenants pay around BB2 2
The local authority for BB2 2 is Blackburn with Darwen, and its ONS average private rent currently stands at £711 a month (May 2026 figures). The spread runs from £532 a month for a typical one-bed to £1,111 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Blackburn with Darwen
ONS Price Index of Private Rents, May 2026.
Against the £125,000 median purchase price, a rent of £711 a month (£8,532 a year) works out at a 6.8% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
BB2 2 (Beardwood): the questions that come up
Are property prices falling in BB2 2 (Beardwood)?
Is BB2 2 (Beardwood) a good place to buy a house?
How much did a house sell for in BB2 2 (Beardwood)?
Are BB2 2 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 32% over five years in cash and up 4% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in BB2 now
Turning to what is actually available: 104 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole BB2 district, not just BB2 2: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Bentham Rd, Mill Hill, Blackburn, Lan...
- Hollin Street, Blackburn, Lancashire,...
- Tintagel Close, Feniscowles, Blackburn, Blackburn
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every BB2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in BB
What homes of each size actually sold for across the BB area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £225,000 | £309,995 (+38%) | £460,000 (+48%) | £670,000 (+46%) |
| Semi-detached | £149,975 | £175,000 (+17%) | £215,000 (+23%) | £290,000 (+35%) | £383,750 (+32%) |
| Terraced | £97,500 | £100,000 (+3%) | £129,950 (+30%) | £170,000 (+31%) | £230,000 (+35%) |
| Flat | £90,200 | £125,000 (+39%) | £170,000 (+36%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the BB area is the point: the same five years treated these districts very differently.
Five-year change in the median, BB area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BB2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BB2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BB2 1 | £100,000 | 12 |
| BB2 3 | £129,000 | 36 |
| BB2 4 | £150,000 | 90 |
| BB2 5 | £250,000 | 69 |
| BB2 6 | £158,200 | 26 |
| BB2 7 | £245,000 | 35 |
Zoom out to the full BB2 district report for the type split, monthly volumes and how BB2 compares with its neighbours.
Before you sell in BB2 2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BB2 2, use the average prices map for a rough value: zoom from BB2 2's shading down to the sold homes on your own street. The figures above are every recorded BB2 2 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BB2 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to BB2 2. Free after a one click sign in.
The live map plots every individual BB2 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.