# SYSTON LODGE FARM GOODES LANE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JJ

## Property details

- Slug: `85e8ad0` (address key hash: `85e8ad03d6e959fc0d4c4a9be38228cd0c5d5c35`)
- Postcode: LE7 2JJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 1
- Floor area: 197 m²
- EPC rating: E
- Year built: England and Wales: before 1900
- Last sold: £480,000 Feb 2026
- Price per m²: £2,437/m²
- Local average: £485,337 (128 sales)
- Street crime: 120 incidents within 1 mile (May 2026)

## Latest sale

- Price: £480,000
- Date: 2026-02-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 13/01/2029
- **Current heating cost:** £2,449/year
- **Est. upgrade cost to C:** £21,550

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£50)
- 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/9248-0044-7289-6221-2924)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £480,000 | Detached | +118.2% | £487,094 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-549f-d8ea-e063-4704a8c0bf7d) |
| Sold | 2007-09-21 | £220,000 | Detached | — | £360,254 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a7f10fd4-dd3c-4cc7-b53a-84ad065cbaa7) |

*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 |
|---------|-------|------|------|
| SYSTON LODGE FARM GOODES LANE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JJ | £480,000 | 13/02/2026 | Detached |
| SYSTON LODGE FARM GOODES LANE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JJ | £220,000 | 21/09/2007 | Detached |

## Historic listings

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

- Matched listing: [170416583](http://87.117.209.195:8080/listings/c379310)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £480,000 |
| listed | 2025-12-18 | £500,000 |
| sold | 2007-01-01 | £220,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 27 GOODES AVENUE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JH | £535,000 | 22/08/2025 | Detached |
| 29 GOODES LANE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JL | £488,250 | 30/09/2022 | Detached |
| 90 GOODES LANE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JJ | £295,000 | 09/09/2022 | Detached |
| 1079 MELTON ROAD, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JS | £480,000 | 31/05/2022 | Detached |
| 31 PINE DRIVE, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2PZ | £291,000 | 17/12/2021 | Detached |
| 60 SANDFORD ROAD, SYSTON, LEICESTER, CHARNWOOD, LEICESTERSHIRE, LE7 2JY | £320,000 | 06/12/2021 | Detached |

**Area average:** £401,542 (6 sales)

## Capital growth trend

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

- **5y growth:** 12%
- **10y growth:** 42.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.3%
- **5y growth (index):** 20.8%
- **10y growth (index):** 52.1%

## Rental Range

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

- **Low:** £860/mo
- **Realistic:** £955/mo
- **Optimistic:** £1,051/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leicester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Sandford Road, LE7 | £1,095/mo | 3 | 0.11 miles | OpenRent |
| 2 Bed Semi-Detached House, Pine Drive, LE7 | £1,200/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Melton Road, LE7 | £800/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, St. Peters Street, LE7 | £995/mo | 2 | 0.19 miles | OpenRent |
| 3 Bed Semi-Detached House, Plumtree Way, LE7 | £1,300/mo | 3 | 0.2 miles | OpenRent |
| 3 Bed Semi-Detached House, Albert Street, LE7 | £1,050/mo | 3 | 0.2 miles | OpenRent |
| 2 Bed Terraced House, Wolsey Way, LE7 | £995/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, West Street, LE7 | £995/mo | 2 | 0.37 miles | OpenRent |
| 3 Bed End Terrace, Wolsey Way, LE7 | £1,200/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed End Terrace, Hardwick Crescent, LE7 | £975/mo | 3 | 0.41 miles | OpenRent |
| 2 Bed Terraced House, Albion St, LE7 | £1,000/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Malt House Court, LE7 | £900/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Terraced House, Preston Close, LE7 | £895/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Terraced House, St Columba Way, LE7 | £895/mo | 2 | 0.59 miles | OpenRent |
| 2 Bed Bungalow, Barkby Thorpe Lane, LE4 | £1,200/mo | 2 | 0.72 miles | OpenRent |
| 3 Bed Terraced House, Thurmaston, LE4 | £1,150/mo | 3 | 1.13 miles | OpenRent |
| 2 Bed Bungalow, Field View, LE4 | £1,300/mo | 2 | 1.19 miles | OpenRent |
| 2 Bed Terraced House, Melton Road, LE4 | £900/mo | 2 | 1.23 miles | OpenRent |

**Average rent: £1,047/mo (18 listings)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £124,750
- **Target investor price (1%):** £99,800

*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 £998/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 40.1×
- **Monthly cashflow:** £-1,017/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.8%

*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 | 41 |
| Anti-social behaviour | 22 |
| Shoplifting | 15 |
| Burglary | 11 |
| Public order | 9 |
| Criminal damage and arson | 7 |
| Drugs | 5 |
| Other theft | 5 |
| Vehicle crime | 3 |
| Possession of weapons | 2 |
| **Total incidents** | **120** |

*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 |
|------|------|----------|--------|
| The Merton Primary School | Primary | 0.3 miles | Good — 28 Aug 2014 |
| St Peter and St Paul Church of England Academy | Primary | 0.6 miles | Good — 7 Jan 2015 |
| The Roundhill Academy | Secondary | 0.8 miles | Requires improvement — 26 Sep 2023 |
| Bishop Ellis Catholic Voluntary Academy | Primary | 0.8 miles | Good — 3 Sep 2012 |
| Wreake Valley Academy | Secondary | 0.8 miles | Good — 24 Mar 2022 |