Property Sourcing in Burnley & Pendle

Off-market and below-market opportunities, found, checked and let by a team that has been working this market for twenty-five years.

The best buy-to-let deals in East Lancashire rarely reach Rightmove. They move between people who already know each other — landlords getting out, probate sales, agents with a property they would rather place quietly, builders who have run out of road on a refurbishment. We have been in that network since 2001.

Property sourcing does the legwork for investors who want to grow a portfolio without spending every weekend on viewings. We find the property, run the numbers honestly, tell you what it will really cost to bring up to standard, and hand you something ready to move on. If you want us to refurbish and let it afterwards, we can do that too — we use the same trades on every property, so you are not paying a margin on their invoice.

We are based at 40 Albert Road in Colne and we work across Colne, Nelson, Burnley, Padiham, Brierfield, Barnoldswick, Barrowford and Clitheroe.

“Horsfall look after my house in Colne. They helped me source the property at a good price, found a tenant, and now fully manage it for me. Excellent service.”
— C Conway, Colne — sourced, let and managed

What sourcing actually involves

Finding what is not advertised

Twenty-five years of working the same towns means we hear about properties before they are listed, and sometimes instead of being listed. Landlords retiring, probate sales, and refurbishments that have stalled are where the value sits.

Running the numbers honestly

Purchase price, realistic refurbishment cost, achievable rent, and what it leaves you. We would rather tell you a deal does not work than sell you one that does not.

Checking the condition properly

We manage and maintain property here every day, so we know what an old stone terrace hides. Damp, roof, wiring, and whether the previous owner’s ‘recent refurb’ was anything of the sort.

Refurbishing with the trades we use every day

We use the same local gas engineers, electricians and general trades on every job. That means one point of contact, their invoices passed on to you at cost, and work done to letting standard rather than to sale standard.

Letting it once it is ready

Marketing, viewings, referencing and credit checks. Our average time to let is around four weeks, so the property is earning rather than sitting.

Checking the compliance position

Whether the property sits in a selective licensing area, what the EPC will need before 2030, and what the Renters’ Rights Act means for how you can let it. All things that change what a deal is actually worth.

What properties currently achieve

Colne — a two-bed terrace typically achieves £700 to £850 a month
Barnoldswick — broadly the same as Colne, £700 to £850
Nelson — £650 to £700
Burnley and Padiham — £650 to £750
Barrowford — £750 to £900, and a well-refurbished two-bed with parking recently let at £1,100
Clitheroe — £800 to £950, the strongest rents in the area
Time to let across all of them averages around four weeks, including referencing and credit checks
Tenants are overwhelmingly local people and working professionals rather than short-term lets
These are current achievable ranges for standard two-bed stock, not a forecast or a recommendation. What any individual property achieves depends on its condition, street and parking.

How it works

1. Tell us what you are looking for

Budget, area, target yield, and whether you want something ready to let or a project. Be honest about your appetite for refurbishment — it changes everything we look at.

2. We search and check

We use the local network first and the portals second. Anything we put in front of you has been seen in person, not assessed from photographs.

3. We present the deal with numbers

Purchase price, refurbishment estimate, achievable rent, and the compliance position. Written down, so you can take it to your broker or your accountant.

4. You decide

No obligation and no pressure. If we cannot find something that works we will tell you rather than lower the bar.

5. We refurbish, let and manage if you want

A single handover into our full management service at 10% of the monthly rent, or Tenant Find at a fixed £450 if you would rather manage it yourself.

Tell us what you are looking for

Frequently asked questions

What does property sourcing cost?

It depends on the scope — whether you want sourcing only, or sourcing with refurbishment and letting. We agree the fee with you in writing before any work starts, so there are no surprises at the end. Call 01282 914155 and we will give you a figure for what you actually need.