# 34 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA

## Property details

- Slug: `088117e` (address key hash: `088117e96bf5fe97329f1314c84e2c84a9f656a7`)
- Postcode: LE19 3ZA
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 47 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £243,000 Jul 2026
- Price per m²: £5,170/m²
- Local average: £1,108,394 (34 sales)
- Street crime: 64 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £243,000
- Date: 2026-07-17
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/07/2032
- **Current heating cost:** £400/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2132-8823-0100-0228-7202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-17 | £243,000 | Semi-detached | +4.5% | £243,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e8-f4fa-29c7-e063-4804a8c015bc) |
| Sold | 2022-11-01 | £232,500 | Semi-detached | — | £235,720 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/ffa361da-f2a5-8a03-e053-4804a8c01f61) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £243,000 | 17/07/2026 | Semi-detached |
| 34 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £232,500 | 01/11/2022 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 THE COPPICE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3FB | £287,000 | 12/12/2025 | Semi-detached |
| 29 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £230,000 | 12/12/2025 | Semi-detached |
| 7 KINGSBRIDGE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YT | £218,000 | 05/12/2025 | Semi-detached |
| 60 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £178,000 | 20/03/2025 | Semi-detached |
| 43 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £196,000 | 16/11/2023 | Semi-detached |
| 1 OVERFIELD CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WE | £249,950 | 13/10/2023 | Semi-detached |
| 26 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £232,500 | 06/10/2023 | Semi-detached |
| 2 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £315,000 | 05/10/2023 | Semi-detached |
| 54 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £231,000 | 01/09/2023 | Semi-detached |
| 27 WHITEBEAM CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YR | £250,000 | 25/08/2023 | Semi-detached |
| 12 HORNBEAM CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YQ | £230,000 | 30/06/2023 | Semi-detached |
| 25 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £210,000 | 03/05/2023 | Semi-detached |
| 9 WHITEBEAM CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YR | £237,500 | 06/04/2023 | Semi-detached |
| 11 HILLBERRY CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EW | £240,000 | 24/02/2023 | Semi-detached |
| 9 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £240,000 | 18/11/2022 | Semi-detached |
| 38 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £248,000 | 28/10/2022 | Semi-detached |
| 69 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £251,500 | 28/10/2022 | Semi-detached |
| 8 OAKS COURT, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3XP | £154,000 | 29/07/2022 | Semi-detached |
| 18 COLTBECK AVENUE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3EJ | £232,500 | 27/05/2022 | Semi-detached |
| 3 THE COPPICE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3FB | £283,500 | 30/03/2022 | Semi-detached |

**Area average:** £235,723 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 4%
- **10y growth:** 42%

## House Price Index (HM Land Registry)

*Official index for Blaby; Semi-detached series; as of July 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 14.9%
- **10y growth (index):** 53.4%

## Rental Range

*ONS Price Index of Private Rents (Blaby). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £898/mo
- **Realistic:** £998/mo
- **Optimistic:** £1,098/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leicester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Bradgate  Close, LE19 | £1,150/mo | 3 | 0.34 miles | OpenRent |
| 2 Bed Flat, Carlton House, LE19 | £875/mo | 2 | 1.09 miles | OpenRent |

**Average rent: £1,013/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £126,625
- **Target investor price (1%):** £101,300

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,013/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 25 |
| Anti-social behaviour | 19 |
| Criminal damage and arson | 5 |
| Public order | 5 |
| Other theft | 3 |
| Burglary | 2 |
| Bicycle theft | 1 |
| Drugs | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **64** |

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Red Hill Field Primary School | Primary | 0.1 miles | Good — 15 May 2022 |
| Greystoke Primary School | Primary | 0.6 miles | Good — 29 Sep 2014 |
| The Pastures Primary School | Primary | 0.7 miles | Good — 2 Sep 2024 |
| Huncote Primary School | Primary | 0.7 miles | Good — 11 May 2022 |
| Enderby Danemill Primary School | Primary | 1.0 miles | Good — 22 May 2024 |