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Neighbourhood · Blackburn with Darwen

Tockholes, Edgworth & Hoddlesden: house prices and how the area is changing

Official figures for the Tockholes, Edgworth & Hoddlesden neighbourhood of Blackburn with Darwen, England (ONS area Blackburn with Darwen 018). Headline figures assembled 22 October 2026. Postcodes BB1, BB3, BL7, BL8, PR6. Figures that read a point use the neighbourhood's centre, near BL7 0NJ.

An affluent neighbourhood, showing some signs of gentrification

Tockholes, Edgworth & Hoddlesden is an affluent neighbourhood; it shows some signs of gentrification against Blackburn with Darwen (2 of 16 signals rising, 1 falling). Houses here typically resell for £275,000 (median resale price, 2023-2025). Recorded crime is lower than across Blackburn with Darwen (0.3 times the borough's rate) and the nearest station, Entwistle, is about a 19-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 22 October 2026; source dates are shown below.

Typical house price

£275,000

Median resale price of houses in the neighbourhood, 2023-2025; +28% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.13; 2 of 16 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 6 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£61,300

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.3 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Where Tockholes, Edgworth & Hoddlesden sits in Blackburn with Darwen

  • Typical house price: the highest of 18 neighbourhoods in Blackburn with Darwen
  • Average household income: the highest of 18 neighbourhoods in Blackburn with Darwen

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 22 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Tockholes, Edgworth & Hoddlesden

House prices: Tockholes, Edgworth & Hoddlesden against Blackburn with Darwen: This neighbourhood £60k (1995) to £325k (2026); Blackburn with Darwen £31k (1995) to £165k (2026).£71k£309k2026202120162011200620011995This neighbourhood£325kBlackburn with Darwen£165k
Median resale price of houses each year here and across Blackburn with Darwen, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 22 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 16 counted signals point towards rising affluence against Blackburn with Darwen, 1 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Income deprivation ranking
  • Plug-in car growth

Falling behind the borough

  • Air quality

Stations and schools nearby

Nearest station

  • Entwistle Railway station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 2.1 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Rochdale (about 59 min) and Clitheroe (about 41 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Darwen, St Barnabas CofE Primary Academy 2.3 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023).
  • Nearest state secondary school Darwen Aldridge Community Academy 3.9 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (May 2025).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Tockholes, Edgworth & Hoddlesden

What is the typical house price in Tockholes, Edgworth & Hoddlesden?

£275,000. Median resale price of houses in the neighbourhood, 2023-2025; +28% against 2017-2019.

How does Tockholes, Edgworth & Hoddlesden compare with the rest of Blackburn with Darwen?

Typical house price: the highest of 18 neighbourhoods in Blackburn with Darwen. Average household income: the highest of 18 neighbourhoods in Blackburn with Darwen.

Is Tockholes, Edgworth & Hoddlesden an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Tockholes, Edgworth & Hoddlesden gentrifying?

Some signs. Weighted balance +0.13; 2 of 16 signals up, 1 down, against the borough.

What is the nearest station to Tockholes, Edgworth & Hoddlesden?

Entwistle. Railway station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 2.1 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Rochdale (about 59 min) and Clitheroe (about 41 min).

Which state schools are nearest to Tockholes, Edgworth & Hoddlesden?

Nearest state primary school. Darwen, St Barnabas CofE Primary Academy. 2.3 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023). Nearest state secondary school. Darwen Aldridge Community Academy. 3.9 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (May 2025).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in Blackburn with Darwen

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.