Blackburn vs Liverpool for Property Investment
Blackburn leads on gross yield at 7.5%, while Blackburn has the lower entry price at £145,000. Here is how the two markets compare on yield, price, deposit and tenant demand.
Blackburn vs Liverpool at a glance
| Metric | Blackburn | Liverpool |
|---|---|---|
| Average gross yield | 7.5% | 7.1% |
| Average property price | £145,000 | £195,000 |
| Implied monthly rent | £906 | £1,154 |
| 25% deposit | £36,250 | £48,750 |
| Stamp duty (additional property) | £7,250 | £9,750 |
| Population | 120,000 | 500,000 |
| Region | North West | North West |
| Investor rating | Good | Excellent |
Blackburn
Stock is dominated by Victorian and inter-war terraces, with two- and three-bed houses making up most of what comes to market. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 120,000. On the average £145,000 purchase, a 7.5% gross yield implies roughly £906 per calendar month in rent — a useful sanity check when you are reviewing a listing. Low entry costs with strong cash flow potential.
- Strong fitStandard buy-to-let
- Strong fitHMO / rent by the room
- Strong fitFirst-time landlord
Liverpool
Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by public-sector employers including hospitals and councils, local employment in services, healthcare and logistics, supported by a population of around 500,000. On the average £195,000 purchase, a 7.1% gross yield implies roughly £1,154 per calendar month in rent — a useful sanity check when you are reviewing a listing. Regenerating city with high yields and growing tenant demand.
- Strong fitStandard buy-to-let
- WorkableHMO / rent by the room
- Strong fitFirst-time landlord
Which is the better investment?
If monthly cash flow is your priority, Blackburn is the stronger option on paper at 7.5% gross. If you want the lower capital commitment, Blackburn needs around £36,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.
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