# 13 EDWARD AVENUE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PB

## Property details

- Slug: `6586ab5` (address key hash: `6586ab5b1017bc44f232c3afe98a564ec33d15ad`)
- Postcode: LE3 2PB
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 94 m²
- EPC rating: F
- Year built: England and Wales: 1930-1949
- Last sold: £275,000 May 2026
- Price per m²: £2,926/m²
- Local average: £252,357 (113 sales)
- Street crime: 255 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £275,000
- Date: 2026-05-01
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 13/01/2036
- **Current heating cost:** £3,504/year
- **Est. upgrade cost to C:** £32,530

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- T (£3,500 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8236-0029-9500-0544-8296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £275,000 | Semi-detached | — | £275,000 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-9065-8052-e063-4804a8c06ee4) |

*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 |
|---------|-------|------|------|
| 13 EDWARD AVENUE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PB | £275,000 | 01/05/2026 | 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: [171595580](http://87.117.209.195:8080/listings/417598d)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-29 | £295,000 |
| sold | 2026-01-01 | £275,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 KIRKLAND ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JQ | £227,500 | 17/12/2025 | Semi-detached |
| 114 NARBOROUGH ROAD SOUTH, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FQ | £290,000 | 17/12/2025 | Semi-detached |
| 29 HEADLEY ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PJ | £237,500 | 11/12/2025 | Semi-detached |
| 39 EDWARD AVENUE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PB | £276,000 | 03/12/2025 | Semi-detached |
| 87 ROSAMUND AVENUE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2GP | £315,000 | 12/09/2025 | Semi-detached |
| 64 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FH | £220,000 | 07/08/2025 | Semi-detached |
| 60 KINGSWAY, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JJ | £220,000 | 23/08/2024 | Semi-detached |
| 25 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FJ | £250,000 | 15/04/2024 | Semi-detached |
| 43 TURNBULL DRIVE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JU | £290,000 | 15/12/2023 | Semi-detached |
| 78 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FH | £225,000 | 17/11/2023 | Semi-detached |
| 1 HEADLEY ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PJ | £209,000 | 10/11/2023 | Semi-detached |
| 7 TURNBULL DRIVE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JT | £235,000 | 09/11/2023 | Semi-detached |
| 16 THE CHASE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2WA | £325,000 | 06/10/2023 | Semi-detached |
| 40 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FH | £235,000 | 14/08/2023 | Semi-detached |
| 52 EDWARD AVENUE, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2PD | £256,000 | 04/08/2023 | Semi-detached |
| 19 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FJ | £229,650 | 02/08/2023 | Semi-detached |
| 12 LYNDALE ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2QD | £273,000 | 20/07/2023 | Semi-detached |
| 6 RIDDINGTON ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JS | £305,000 | 14/06/2023 | Semi-detached |
| 60 GWENCOLE CRESCENT, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2FH | £220,000 | 20/04/2023 | Semi-detached |
| 12 LEYLAND ROAD, LEICESTER, BLABY, LEICESTERSHIRE, LE3 2JR | £227,500 | 06/04/2023 | Semi-detached |

**Area average:** £253,308 (20 sales)

## Capital growth trend

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

- **5y growth:** 14.4%
- **10y growth:** 48.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 13.7%
- **10y growth (index):** 53.6%

## Rental Range

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

- **Low:** £895/mo
- **Realistic:** £994/mo
- **Optimistic:** £1,093/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, Headley Road, LE3 | £1,149/mo | 3 | 0.08 miles | OpenRent |
| 3 Bed Semi-Detached House, Edenhurst Avenue, LE3 | £550/mo | 3 | 0.11 miles | OpenRent |
| 3 Bed Semi-Detached House, Charlecote Avenue, LE3 | £1,250/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed Semi-Detached House, Little Meer Close, LE3 | £1,400/mo | 3 | 0.97 miles | OpenRent |
| 3 Bed Semi-Detached House, Collins Close, LE3 | £1,500/mo | 3 | 0.99 miles | OpenRent |
| 3 Bed Semi-Detached House, Redmarle Road, LE3 | £1,279/mo | 3 | 1.24 miles | OpenRent |

**Average rent: £1,188/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £158,125
- **Target investor price (1%):** £126,500

*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 £1,265/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.1×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.5%

*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:** 2
- **Risk:** In flood risk area
- **Source:** Environment Agency Flood Risk Areas (APSFR)

[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 | 59 |
| Shoplifting | 38 |
| Vehicle crime | 33 |
| Anti-social behaviour | 31 |
| Criminal damage and arson | 24 |
| Public order | 22 |
| Other theft | 15 |
| Drugs | 9 |
| Other crime | 9 |
| Bicycle theft | 6 |
| Burglary | 5 |
| Possession of weapons | 2 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **255** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Ravenhurst Primary School | Primary | 0.3 miles | Requires improvement — 26 Jun 2019 |
| Millfield L.E.A.D. Academy | Primary | 0.4 miles | Good — 3 Nov 2014 |
| Ellesmere College | Other | 0.5 miles | Good — 8 Jun 2017 |
| Caldecote Community Primary School | Primary | 0.6 miles | Good — 4 Jul 2016 |
| The Winstanley School | Secondary | 0.9 miles | Good — 1 Nov 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3386127
- **Address:** 13 Edward Avenue, LEICESTER, LE3 2PB
- **Certificate Issued:** 16/01/2006
- **Work Completed:** 18/11/2005
- **Items:** 6 window(s), 1 door(s)