Semi-Detached 3 sales on record

88 WILLOW ROAD

BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ

£585,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LE12 8GQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Cotes Road	0.3 miles
Shop	Barrow Express	0.4 miles
Train station	Barrow-upon-Soar	0.7 miles
University	Loughborough University	3.8 miles
Hospital	Main Entrance	7.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

201 m²

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£585,000 Feb 2026

Price per m²

£2,910/m²

Local average

£284,817 (103 sales)

Street crime

42 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 05/06/2025

Expiry date: 04/06/2035

Current heating cost: £905/year

Potential heating cost: £905/year

Est. upgrade cost to C: £4,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£585,000	Semi-detached	+21.9%	£592,391 to April 2026	View transaction
Sold	15/04/2020	£480,000	Semi-detached	+25.7%	£637,146 to April 2026	View transaction
Sold	26/01/2007	£381,950	Semi-detached	—	£653,517 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£585,000
listed	14/05/2025	£585,000
sold	01/01/2020	£480,000
sold	01/01/2007	£381,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
26 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ	£300,000	18/12/2025	Semi-detached
7 YEW TREE CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8WW	£265,000	05/12/2025	Semi-detached
42 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ	£346,000	28/10/2025	Semi-detached
63 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GP	£295,000	08/10/2025	Semi-detached
21 DERWENT ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QJ	£232,500	08/12/2023	Semi-detached
5 SAXON WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8YG	£220,000	16/11/2023	Semi-detached
4 CONISTON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PS	£260,000	06/11/2023	Semi-detached
1 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£280,000	02/10/2023	Semi-detached
12 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£255,000	03/07/2023	Semi-detached
17 JOHN EARL ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GF	£115,000	27/01/2023	Semi-detached
14 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£262,000	25/11/2022	Semi-detached
10 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£244,000	23/06/2022	Semi-detached
21 FLINT LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GS	£315,000	29/04/2022	Semi-detached
1 RIDGE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8XU	£325,000	29/04/2022	Semi-detached
10 YEW TREE CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8WW	£325,000	11/02/2022	Semi-detached
12 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£225,000	14/01/2022	Semi-detached
28 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ	£257,500	26/11/2021	Semi-detached
38 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ	£292,000	22/11/2021	Semi-detached
34 DAMSON DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8YQ	£107,500	30/09/2021	Semi-detached

Area average: £259,026 (19 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 33.3%

10y growth 47.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Charnwood. Series: Semi-detached. As of April 2026.

1y (index) 4.9%

5y (index) 22%

10y (index) 55.1%

Rental Range

Estimated market rent for Charnwood. Low = conservative, Realistic = average, Optimistic = best case.

Low £861/mo

Realistic £957/mo

Optimistic £1,053/mo

Based on Local Authority from postcode lookup → Charnwood.

LHA (30th percentile) floor for Leicester: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Tulip Crescent, LE12	£850/mo	1	0.47 miles	OpenRent

Average rent: £850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.15%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 1.7%

Cost-to-rent ratio 57.4×

Monthly cashflow £-1,564/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	14
Anti-social behaviour	8
Criminal damage and arson	6
Public order	4
Burglary	3
Other theft	3
Shoplifting	2
Vehicle crime	2
Total incidents	42

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Humphrey Perkins School	Secondary	0.3 miles	Good — 10 May 2020
Barrow Hall Orchard Church of England Primary School	Primary	0.5 miles	Good — 2 Sep 2015
Quorn Hall School	Other	0.8 miles	Requires improvement — 20 Nov 2023
Rawlins	Secondary	1.4 miles	— (Inspected (no overall grade))
Homefield College	Other	1.7 miles	— (No rating)

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 88 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ

## Property details

- Slug: `35321c4` (address key hash: `35321c462fca3e351046604f6edd7687307ce8b7`)
- Postcode: LE12 8GQ
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 201 m²
- EPC rating: B
- Year built: England and Wales: 2012 onwards
- Last sold: £585,000 Feb 2026
- Price per m²: £2,910/m²
- Local average: £284,817 (103 sales)
- Street crime: 42 incidents within 1 mile (May 2026)

## Latest sale

- Price: £585,000
- Date: 2026-02-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 04/06/2035
- **Current heating cost:** £905/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2305-7560-2305-6121)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £585,000 | Semi-detached | +21.9% | £592,391 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-6288-8922-e063-4804a8c094d0) |
| Sold | 2020-04-15 | £480,000 | Semi-detached | +25.7% | £637,146 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a96e4acc-4d74-9205-e053-6c04a8c0da09) |
| Sold | 2007-01-26 | £381,950 | Semi-detached | — | £653,517 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0028420b-1895-4cc3-bef1-f0a885aef25d) |

*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 |
|---------|-------|------|------|
| 88 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £585,000 | 20/02/2026 | Semi-detached |
| 88 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £480,000 | 15/04/2020 | Semi-detached |
| 88 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £381,950 | 26/01/2007 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [161956085](http://87.117.209.195:8080/listings/188455e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £585,000 |
| listed | 2025-05-14 | £585,000 |
| sold | 2020-01-01 | £480,000 |
| sold | 2007-01-01 | £381,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £300,000 | 18/12/2025 | Semi-detached |
| 7 YEW TREE CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8WW | £265,000 | 05/12/2025 | Semi-detached |
| 42 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £346,000 | 28/10/2025 | Semi-detached |
| 63 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GP | £295,000 | 08/10/2025 | Semi-detached |
| 21 DERWENT ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QJ | £232,500 | 08/12/2023 | Semi-detached |
| 5 SAXON WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8YG | £220,000 | 16/11/2023 | Semi-detached |
| 4 CONISTON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PS | £260,000 | 06/11/2023 | Semi-detached |
| 1 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £280,000 | 02/10/2023 | Semi-detached |
| 12 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £255,000 | 03/07/2023 | Semi-detached |
| 17 JOHN EARL ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GF | £115,000 | 27/01/2023 | Semi-detached |
| 14 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £262,000 | 25/11/2022 | Semi-detached |
| 10 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £244,000 | 23/06/2022 | Semi-detached |
| 21 FLINT LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GS | £315,000 | 29/04/2022 | Semi-detached |
| 1 RIDGE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8XU | £325,000 | 29/04/2022 | Semi-detached |
| 10 YEW TREE CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8WW | £325,000 | 11/02/2022 | Semi-detached |
| 12 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £225,000 | 14/01/2022 | Semi-detached |
| 28 THIRLMERE ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8QQ | £257,500 | 26/11/2021 | Semi-detached |
| 38 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GQ | £292,000 | 22/11/2021 | Semi-detached |
| 34 DAMSON DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8YQ | £107,500 | 30/09/2021 | Semi-detached |

**Area average:** £259,026 (19 sales)

## Capital growth trend

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

- **5y growth:** 33.3%
- **10y growth:** 47.4%

## House Price Index (HM Land Registry)

*Official index for Charnwood; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 22%
- **10y growth (index):** 55.1%

## Rental Range

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

- **Low:** £861/mo
- **Realistic:** £957/mo
- **Optimistic:** £1,053/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Tulip Crescent, LE12 | £850/mo | 1 | 0.47 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.15% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 1.7%
- **Cost-to-rent:** 57.4×
- **Monthly cashflow:** £-1,564/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.1%

*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 | 14 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 6 |
| Public order | 4 |
| Burglary | 3 |
| Other theft | 3 |
| Shoplifting | 2 |
| Vehicle crime | 2 |
| **Total incidents** | **42** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Humphrey Perkins School | Secondary | 0.3 miles | Good — 10 May 2020 |
| Barrow Hall Orchard Church of England Primary School | Primary | 0.5 miles | Good — 2 Sep 2015 |
| Quorn Hall School | Other | 0.8 miles | Requires improvement — 20 Nov 2023 |
| Rawlins | Secondary | 1.4 miles | — (Inspected (no overall grade)) |
| Homefield College | Other | 1.7 miles | — (No rating) |