Detached

18 RUSHMERE WALK

LEICESTER FOREST EAST, LEICESTER, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE3 3PD

£295,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LE3 3PD

Nearby

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

Type	Name	Distance
Shop	Premier Convenience Store	0.2 miles
Bus stop	Kings Drive	0.3 miles
Hospital	Stewart House	2.7 miles
Train station	Narborough	3.5 miles
University	University of Leicester	4.4 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

73 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£295,000 Jan 2026

Price per m²

£4,041/m²

Local average

£378,067 (59 sales)

Street crime

97 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 31/07/2025

Expiry date: 30/07/2035

Current heating cost: £780/year

Potential heating cost: £591/year

Est. upgrade cost to C: £20,585

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Insulate hot water cylinder with 80 mm jacket (£20 - £40)
Hot water cylinder thermostat (£130 - £180)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/01/2026	£295,000	Detached	—	£289,706 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	£295,000
listed	13/10/2025	£290,000

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
37 LOWLAND AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PA	£265,000	05/12/2025	Detached
44 PICKARD WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3SQ	£405,000	17/11/2025	Detached
29 COX MEADOW ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3QD	£395,000	15/12/2023	Detached
11 PENDRAGON WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3EY	£425,000	27/10/2023	Detached
174 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY	£339,000	18/10/2023	Detached
1 KIRLOE AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LA	£335,000	14/08/2023	Detached
17 PENDRAGON WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3EY	£340,000	22/06/2023	Detached
37 QUEENS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JL	£250,000	11/05/2023	Detached
162A HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JT	£695,000	06/04/2023	Detached
176 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY	£330,000	24/02/2023	Detached
1 KINGS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JD	£260,000	02/12/2022	Detached
11 LOWLAND AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PA	£355,000	29/11/2022	Detached
1 EXCALIBUR CLOSE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3ET	£540,000	25/11/2022	Detached
25 GUINEVERE WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3RN	£345,195	21/09/2022	Detached
126 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JT	£743,000	23/08/2022	Detached
6 BOYERS WALK, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LN	£400,000	19/08/2022	Detached
1 KINGS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JD	£295,000	19/08/2022	Detached
30 ACRES ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3HA	£298,000	15/08/2022	Detached
106 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY	£650,000	11/08/2022	Detached
97 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY	£564,000	03/08/2022	Detached

Area average: £411,460 (20 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 15.2%

10y growth 42.4%

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

1y (index) -0.1%

5y (index) 16.6%

10y (index) 51.1%

Rental Range

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

Low £884/mo

Realistic £982/mo

Optimistic £1,080/mo

Based on Local Authority from postcode lookup → Blaby.

LHA (30th percentile) 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 Detached House, Gavin Close, LE3	£1,200/mo	3	0.77 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 4.9%

Cost-to-rent ratio 20.5×

Monthly cashflow £-107/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.5%

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	33
Anti-social behaviour	16
Other theft	12
Criminal damage and arson	8
Vehicle crime	8
Public order	6
Shoplifting	4
Drugs	3
Burglary	2
Other crime	2
Possession of weapons	2
Robbery	1
Total incidents	97

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
Stafford Leys Community Primary School	Primary	0.1 miles	Good — 24 Aug 2021
Fossebrook Primary School	Primary	0.5 miles	Good — 22 May 2019
New Lubbesthorpe Primary School	Primary	0.6 miles	Good — 5 Dec 2023
Kirby Muxloe Primary School	Primary	1.1 miles	Good — 13 Oct 2016
Kingsway Primary School	Primary	1.2 miles	Good — 9 Jun 2014

FENSA

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

# 18 RUSHMERE WALK, LEICESTER FOREST EAST, LEICESTER, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE3 3PD

## Property details

- Slug: `615445f` (address key hash: `615445f34e48c470a5c6dfe54258a62ea4b14122`)
- Postcode: LE3 3PD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 73 m²
- EPC rating: E
- Year built: England and Wales: 1950-1966
- Last sold: £295,000 Jan 2026
- Price per m²: £4,041/m²
- Local average: £378,067 (59 sales)
- Street crime: 97 incidents within 1 mile (May 2026)

## Latest sale

- Price: £295,000
- Date: 2026-01-26
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 30/07/2035
- **Current heating cost:** £780/year
- **Est. upgrade cost to C:** £20,585

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- F (£130 - £180)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6910-0025-0002-0473-3206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £295,000 | Detached | — | £289,706 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-600e-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 18 RUSHMERE WALK, LEICESTER FOREST EAST, LEICESTER, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE3 3PD | £295,000 | 26/01/2026 | Detached |

## Historic listings

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

- Matched listing: [168135908](http://87.117.209.195:8080/listings/0018721)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £295,000 |
| listed | 2025-10-13 | £290,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 LOWLAND AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PA | £265,000 | 05/12/2025 | Detached |
| 44 PICKARD WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3SQ | £405,000 | 17/11/2025 | Detached |
| 29 COX MEADOW ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3QD | £395,000 | 15/12/2023 | Detached |
| 11 PENDRAGON WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3EY | £425,000 | 27/10/2023 | Detached |
| 174 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY | £339,000 | 18/10/2023 | Detached |
| 1 KIRLOE AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LA | £335,000 | 14/08/2023 | Detached |
| 17 PENDRAGON WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3EY | £340,000 | 22/06/2023 | Detached |
| 37 QUEENS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JL | £250,000 | 11/05/2023 | Detached |
| 162A HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JT | £695,000 | 06/04/2023 | Detached |
| 176 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY | £330,000 | 24/02/2023 | Detached |
| 1 KINGS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JD | £260,000 | 02/12/2022 | Detached |
| 11 LOWLAND AVENUE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PA | £355,000 | 29/11/2022 | Detached |
| 1 EXCALIBUR CLOSE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3ET | £540,000 | 25/11/2022 | Detached |
| 25 GUINEVERE WAY, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3RN | £345,195 | 21/09/2022 | Detached |
| 126 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JT | £743,000 | 23/08/2022 | Detached |
| 6 BOYERS WALK, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LN | £400,000 | 19/08/2022 | Detached |
| 1 KINGS DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3JD | £295,000 | 19/08/2022 | Detached |
| 30 ACRES ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3HA | £298,000 | 15/08/2022 | Detached |
| 106 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY | £650,000 | 11/08/2022 | Detached |
| 97 FOREST HOUSE LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3PY | £564,000 | 03/08/2022 | Detached |

**Area average:** £411,460 (20 sales)

## Capital growth trend

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

- **5y growth:** 15.2%
- **10y growth:** 42.4%

## House Price Index (HM Land Registry)

*Official index for Blaby; Detached series; as of April 2026.*

- **1y growth (index):** -0.1%
- **5y growth (index):** 16.6%
- **10y growth (index):** 51.1%

## 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 Detached House, Gavin Close, LE3 | £1,200/mo | 3 | 0.77 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-107/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.5%

*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 | 33 |
| Anti-social behaviour | 16 |
| Other theft | 12 |
| Criminal damage and arson | 8 |
| Vehicle crime | 8 |
| Public order | 6 |
| Shoplifting | 4 |
| Drugs | 3 |
| Burglary | 2 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Robbery | 1 |
| **Total incidents** | **97** |

*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 |
|------|------|----------|--------|
| Stafford Leys Community Primary School | Primary | 0.1 miles | Good — 24 Aug 2021 |
| Fossebrook Primary School | Primary | 0.5 miles | Good — 22 May 2019 |
| New Lubbesthorpe Primary School | Primary | 0.6 miles | Good — 5 Dec 2023 |
| Kirby Muxloe Primary School | Primary | 1.1 miles | Good — 13 Oct 2016 |
| Kingsway Primary School | Primary | 1.2 miles | Good — 9 Jun 2014 |