Ainsworth Lord Estates

2 Bedrooms Sold Subject to Contract in Doctors Surgery D1 Use, Bolton Road, Ewood, Blackburn - Offers Over £69,950

Full Details

INTRODUCTION Ainsworth Lord Estates - Commercial Property Dept is delighted to be offering for sale this Doctor's Surgery/Clinic (or Investment Opportunity) close to the Blackburn Rovers Football Ground at Ewood, in Blackburn.

Formerly a Large 2 Bed Garden Fronted- Mid-Terraced House, this property was granted D1 planning permission to become a Doctor's Surgery in 1985 and operated as such until recently. The surgery practice recently re-located to new premises hence we are able to offer this vacant property for sale with no chain.

If you're not looking for a Doctors Surgery or Clinic etc. and instead want an investment opportunity then here's a property with lots of opportunities. So much so we expect there to be some very strong interest in this one and we recommend you book a viewing as soon as possible.

But before you call to book a viewing, we strongly suggest you check out the full 360 tour first as you can see everything in full detail and check measurements etc..

PROPERTY DETAILS As you can see from the pictures and especially in our Full Real 360 Tour, the layout of this property is much the same as a large 2 bed terraced house as there have been no structural changes made to it. So as you might expect the layout to be as follows:

Ground Floor:
2 Large Reception Rooms (made into 3 downstairs rooms by the creation of a partition room),
A large kitchen extension at the back of the property.

First Floor:
2 Former Bedrooms, with the large one at the front being and the second room at the rear.
There is still a full bathroom in situ.

The front garden has been paved over and there is a generous yard at the rear.

Additional Property Features:
The property is double glazed and benefits from Central Heating.

The rateable value of this property is currently £3,300. Note this is NOT the amount you would pay.
Please refer to Blackburn with Darwen for details.

Room 1 / reception Ground floor 4.57m x 3.00m
Room 2 ground floor / Office 2.53m x 3.07m
Room 3 ground floor / Backroom 4.57m x 2.00m
Room 4 ground floor / Kitchen area 2.18m x 4.44m

Room 1 1st floor / Master bedroom 4.57m x 3.35m
Room 2 1st floor / Bedroom 2 2.18m x 3.30m
Room 3 1st floor / Bathroom 2.29m x 3.30m

INVESTMENT OPPORTUNITY - HERE'S OUR VIEW It is our view, that whatever you were going to do with this property, it needs upgrading to optimise the returns investors like, and just as important - to attract the right type of tenants. Remember the higher the standard of property the higher the rent/returns are as they always attract a better quality tenant.

This property would lend itself well to someone operating in the medical profession, in whatever capacity.. eg physiotherapist, sports therapist, chiropodist, masseurs, and chiropractors etc (either on a room by room basis, or the whole building. (No planning required)

Alternatively it would convert back to a single House quite easily. If you were to do this we would suggest making it into a 3 bedroom house as the returns are much better. eg.. done to a good standard we would expect to get a rent of between £600-700pcm (subject to the standard of finish).

But if you wanted to make it into 2 flats then you will probably need to make the property bigger by increasing the size of extension at the back to meet the local space standards set by the local council, as the minimum size for a flat or studio flat is 55sq m. That said, the returns from 2 flats would be very lucrative. approx £450-£500 pcm each (subject to the standard of finish).

For many reasons, we do not believe this property is suitable for converting into a HMO.

PLANNING INFORMATION AND PERMITTED DEVELOPMENT RIGHTS This property benefits from the former D1 classification use and as you may know, Class D was revoked on 1 September 2020. D1 was split out and replaced by the new Classes E(e-f) and F1.
These are as follows:
E(e) Provision of medical or health services (except the use of premises attached to the residence of the consultant or practitioner)
E(f) Creche, day nursery or day centre (not including a residential use)
F1 Learning and non-residential institutions - Use (not including residential use) defined in 7 parts:
F1(a) Provision of education
F1(b) Display of works of art (otherwise than for sale or hire)
F1(c) Museums
F1(d) Public libraries or public reading rooms
F1(e) Public halls or exhibition halls
F1(f) Public worship or religious instruction (or in connection with such use)
F1(g) Law courts

The important thing to note is that if you wish to make this property back to a house or flats then you will need to seek planning permission from the local council. See their website for full details.

Here is the Planning Application Number for when this property had it's use changed from a house to a surgery: 10.85/0126
And this one is for the single storey extension at the rear: 10/11/1030

INTERESTED? HERE'S THE IMPORTANT STUFF - We expect there to be very strong interest in this property and would advise prospective viewers to be able to show proof of funds if they intend to make an offer. We won't be able to accept any offers for this property unless you can show proof of your buying position. We expect the buyer to be a cash buyer.


We strongly recommend you check out our Genuine Virtual Tour on this property. You will be amazed at how good it is.

Did you know we were the first agent in our area to introduce 3D Virtual Tours? we've been doing them for over 4 years...
You can do your own Real Virtual Viewing if you have a VR Headset, or on your computer or smart phone... and we can also do a virtual viewing tour with you over the phone and guide you around the property from the comfort of your own home - no matter where you are in the world! How good's that!

IMPORTANT Disclaimer -
Unless stated otherwise, these details may be in a draft format subject to approval by the property's owners. Your attention is drawn to the fact that we have been unable to confirm whether certain items included with this property are in full working order.

Any prospective purchaser must satisfy themselves as to the condition of any particular item and no employee of Ainsworth Lord Estates has the authority to make any guarantees in any regard. The dimensions stated have been measured electronically and as such may have a margin of error, nor should they be relied upon for the purchase or placement of furnishings, floor coverings etc. Details provided within these property particulars are subject to potential errors, but have been approved by the vendor(s) and in any event, errors and omissions are excepted.

These property details do not in any way, constitute any part of an offer or contract, nor should they be relied upon solely or as a statement of fact. In the event of any structural changes or developments to the property, any prospective purchaser should satisfy themselves that all appropriate approvals from Planning, Building Control etc, have been obtained and complied with.

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