Is Blackburn or Rotherham better for buy-to-let?

Blackburn has the higher average gross yield at 7.5%, while Blackburn has the lower average purchase price at £145,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Blackburn?

The average gross rental yield in Blackburn is approximately 7.5%. On a typical £145,000 property that works out at roughly £906 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Rotherham?

The average gross rental yield in Rotherham is approximately 7.0%. On a typical £150,000 property that works out at roughly £875 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

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Location comparison

Blackburn vs Rotherham 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 Rotherham at a glance

Metric	Blackburn	Rotherham
Average gross yield	7.5%	7%
Average property price	£145,000	£150,000
Implied monthly rent	£906	£875
25% deposit	£36,250	£37,500
Stamp duty (additional property)	£7,250	£7,500
Population	120,000	265,000
Region	North West	Yorkshire
Investor rating	Good	Good

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 fit
Standard buy-to-let
Strong fit
HMO / rent by the room
Strong fit
First-time landlord

Full Blackburn guide

Rotherham

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 265,000. On the average £150,000 purchase, a 7.0% gross yield implies roughly £875 per calendar month in rent — a useful sanity check when you are reviewing a listing. Sheffield neighbour benefiting from spillover demand.

Strong fit
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Rotherham guide

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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