# 33 ABBOTT WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6RA

## Property details

- Slug: `5a886c0` (address key hash: `5a886c0a74eefd97d1478ced7a841475e945feac`)
- Postcode: LE8 6RA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 86 m²
- EPC rating: B
- Last sold: £125,000 Mar 2026
- Price per m²: £1,453/m²
- Local average: £264,753 (56 sales)
- Street crime: 49 incidents within 1 mile (May 2026)

## Latest sale

- Price: £125,000
- Date: 2026-03-27
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 21/02/2027
- **Current heating cost:** £247/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8193-7232-5180-5022-0926)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £125,000 | Semi-detached | +7.8% | £123,640 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-2bc1-b8d0-e063-4704a8c08d98) |
| Sold | 2022-04-22 | £116,000 | Semi-detached | — | £124,197 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e2d14905-b1a1-4c2d-e053-6b04a8c0422b) |

*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 |
|---------|-------|------|------|
| 33 ABBOTT WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6RA | £125,000 | 27/03/2026 | Semi-detached |
| 33 ABBOTT WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6RA | £116,000 | 22/04/2022 | 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: [170152178](http://87.117.209.195:8080/listings/5fd7bd1)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £125,000 |
| listed | 2025-12-09 | £125,000 |
| sold | 2022-01-01 | £116,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 MONAL CLOSE, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZT | £280,000 | 08/12/2025 | Semi-detached |
| 14 MONAL CLOSE, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZT | £285,000 | 05/12/2025 | Semi-detached |
| 31 COOPER CRESCENT, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6AF | £310,000 | 24/10/2023 | Semi-detached |
| 40 WRIGHT CLOSE, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6QZ | £206,250 | 06/03/2023 | Semi-detached |
| 38 WRIGHT CLOSE, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6QZ | £94,000 | 21/12/2022 | Semi-detached |
| 16 BROWNS WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6YP | £305,000 | 04/10/2022 | Semi-detached |
| 13 EIDER CLOSE, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6YB | £220,000 | 09/09/2022 | Semi-detached |
| 8 MANDARIN WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZE | £260,000 | 12/08/2022 | Semi-detached |
| 45 COOPER CRESCENT, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6AF | £292,000 | 24/06/2022 | Semi-detached |
| 1 MANDARIN WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZE | £320,000 | 28/01/2022 | Semi-detached |
| 10 ABBOTT WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6RA | £300,000 | 28/01/2022 | Semi-detached |
| 10 MANDARIN WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZE | £265,000 | 14/01/2022 | Semi-detached |
| 18 EMPEROR WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6ZR | £220,000 | 01/12/2021 | Semi-detached |
| 32 COOPER CRESCENT, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6AF | £250,000 | 25/11/2021 | Semi-detached |
| 6 BROWNS WAY, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6YP | £295,000 | 30/09/2021 | Semi-detached |
| 33 COOPER CRESCENT, WHETSTONE, LEICESTER, BLABY, LEICESTERSHIRE, LE8 6AF | £290,000 | 20/08/2021 | Semi-detached |

**Area average:** £262,016 (16 sales)

## Capital growth trend

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

- **5y growth:** 2.4%
- **10y growth:** 35.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.5%
- **5y growth (index):** 17.9%
- **10y growth (index):** 54.6%

## Rental Range

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

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Flamingo Drive, LE8 | £1,350/mo | 3 | 0.13 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.08% (strong)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 13%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £698/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.1%

*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 | 25 |
| Anti-social behaviour | 14 |
| Shoplifting | 5 |
| Criminal damage and arson | 2 |
| Other theft | 1 |
| Public order | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **49** |

*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 |
|------|------|----------|--------|
| Badgerbrook Primary School | Primary | 0.3 miles | Requires improvement — 7 Mar 2024 |
| Cosby Primary School | Primary | 0.7 miles | Good — 13 Nov 2022 |
| Countesthorpe Academy | Secondary | 0.8 miles | — (Inspected (no overall grade)) |
| St Peter's Church of England Primary School Whetstone | Primary | 1.0 miles | Good — 12 Nov 2023 |
| Brooke House Day School | Other | 1.0 miles | Requires improvement — 19 Mar 2024 |