# 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: £380,102 (58 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:** 15.1%
- **10y growth:** 43.4%

## 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 |