# 35 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF

## Property details

- Slug: `73d8a57` (address key hash: `73d8a57a76ad58a01bde3b8835b4d6e8ea8018c8`)
- Postcode: DE73 8LF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 116 m²
- EPC rating: C
- Last sold: £445,000 Mar 2026
- Price per m²: £3,836/m²
- Local average: £392,873 (35 sales)

## Latest sale

- Price: £445,000
- Date: 2026-03-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/03/2032
- **Current heating cost:** £351/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8101-9607-5232-4295-0723)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £445,000 | Detached | +6% | £450,557 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-2c22-b8d0-e063-4704a8c08d98) |
| Sold | 2022-04-29 | £420,000 | Detached | — | £468,444 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fac30767-438e-5e20-e053-4704a8c004ee) |

*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 |
|---------|-------|------|------|
| 35 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £445,000 | 13/03/2026 | Detached |
| 35 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £420,000 | 29/04/2022 | Detached |

## Historic listings

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

- Matched listing: [165057272](http://87.117.209.195:8080/listings/878f6da)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £445,000 |
| listed | 2025-07-29 | £445,000 |
| sold | 2024-01-01 | £428,000 |
| sold | 2022-01-01 | £420,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 CHURCH VIEW LANE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8JT | £487,500 | 20/03/2026 | Detached |
| 4 CHURCH VIEW LANE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8JT | £455,000 | 19/11/2025 | Detached |
| 44 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £525,000 | 14/03/2025 | Detached |
| 54 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £699,995 | 20/11/2023 | Detached |
| 56 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £470,000 | 29/09/2023 | Detached |
| 58 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £470,000 | 29/09/2023 | Detached |
| 60 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £600,000 | 29/09/2023 | Detached |
| 52 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £515,000 | 22/09/2023 | Detached |
| 6 PEAR TREE MEWS, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8JX | £716,000 | 31/08/2023 | Detached |
| 50 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £515,000 | 21/08/2023 | Detached |
| 48 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £725,000 | 11/08/2023 | Detached |
| 15A MAIN STREET, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8AN | £280,000 | 01/06/2023 | Detached |
| 38 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £385,000 | 20/12/2022 | Detached |
| 40 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £385,000 | 16/12/2022 | Detached |
| 39 ASHBY ROAD, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8AZ | £212,000 | 04/11/2022 | Detached |
| 41 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £167,732 | 28/10/2022 | Detached |
| 55 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £650,000 | 21/10/2022 | Detached |
| 37 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £375,000 | 21/10/2022 | Detached |
| 34 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £385,000 | 14/10/2022 | Detached |
| 36 PRIORY CLOSE, BREEDON ON THE HILL, DERBY, NORTH WEST LEICESTERSHIRE, LEICESTERSHIRE, DE73 8LF | £350,000 | 30/09/2022 | Detached |

**Area average:** £468,411 (20 sales)

## Capital growth trend

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

- **5y growth:** 21.4%
- **10y growth:** 17.4%

## House Price Index (HM Land Registry)

*Official index for North West Leicestershire; Detached series; as of April 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 20.6%
- **10y growth (index):** 48.5%

## Rental Range

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

- **Low:** £815/mo
- **Realistic:** £905/mo
- **Optimistic:** £996/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Derby (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 |
|------|------|------|------|------|
| 4 Bed Detached House, Manor Court, DE73 | £3,500/mo | 4 | 0.45 miles | OpenRent |
| 4 Bed Semi-Detached House, Berry Avenue, DE73 | £1,500/mo | 4 | 0.59 miles | OpenRent |

**Average rent: £2,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.8×
- **Monthly cashflow:** £473/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.4%

*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

- **Total incidents:** 0

*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 |
|------|------|----------|--------|
| St Hardulph's Church of England Primary School | Primary | 0.3 miles | Good — 27 Mar 2012 |
| Worthington School | Primary | 1.5 miles | Good — 23 May 2024 |
| Melbourne Junior School | Primary | 2.0 miles | Good — 13 Jul 2015 |
| Melbourne Infant School | Primary | 2.0 miles | Good — 31 Mar 2022 |
| Newbold Church of England Primary School | Primary | 2.6 miles | Good — 3 May 2013 |