Detached

18 BEACON CLOSE

BEAUMONT LEYS, LEICESTER, LE4 1BN

£252,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LE4 1BN

Nearby

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

Type	Name	Distance
Shop	Cosmetology Hub	0.4 miles
Bus stop	Link Road	0.5 miles
Hospital	Main Entrance	1.5 miles
Train station	Leicester North	1.6 miles
University	University of Leicester	4.2 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

47 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£252,000 Feb 2026

Price per m²

£5,362/m²

Local average

£392,165 (30 sales)

Street crime

150 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 24/11/2020

Expiry date: 23/11/2030

Current heating cost: £487/year

Potential heating cost: £430/year

Est. upgrade cost to C: £14,510

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£10)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/02/2026	£252,000	Detached	—	£251,748 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
listed	02/01/2026	£250,000
sold	01/01/2026	£252,000
sold	01/01/2021	£150,000

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
32 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN	£240,000	30/11/2023	Detached
2 PLOVER CRESCENT, LEICESTER, LE4 1EB	£213,000	30/05/2023	Detached
22 PARKSIDE CLOSE, LEICESTER, LE4 1EP	£260,000	21/04/2023	Detached
3 BEACON CLOSE, BEAUMONT LEYS, LEICESTER, LE4 1BN	£220,500	10/03/2023	Detached
26 PARKSIDE CLOSE, LEICESTER, LE4 1EP	£376,000	22/12/2022	Detached
1 PARKSIDE CLOSE, LEICESTER, LE4 1EP	£270,000	19/08/2022	Detached
46 OSPREY ROAD, LEICESTER, LE4 1BQ	£268,000	20/06/2022	Detached
24 PARKSIDE CLOSE, LEICESTER, LE4 1EP	£360,000	20/06/2022	Detached
50 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN	£350,000	25/05/2022	Detached
10 PARKSIDE CLOSE, LEICESTER, LE4 1EP	£280,000	20/05/2022	Detached
53 OSPREY ROAD, LEICESTER, LE4 1BQ	£260,000	13/05/2022	Detached
25 PEREGRINE RISE, LEICESTER, LE4 1DR	£230,000	30/03/2022	Detached
28 OSPREY ROAD, LEICESTER, LE4 1BQ	£260,000	29/10/2021	Detached
55 OSPREY ROAD, LEICESTER, LE4 1BQ	£205,000	30/09/2021	Detached
31 ASTILL LODGE ROAD, LEICESTER, LE4 1BA	£235,000	20/08/2021	Detached
17 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN	£300,000	12/08/2021	Detached

Area average: £270,469 (16 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 60.3%

10y growth 88.7%

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

1y (index) 3.1%

5y (index) 18.9%

10y (index) 63.4%

Rental Range

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

Low £923/mo

Realistic £1,025/mo

Optimistic £1,128/mo

Based on Local Authority from postcode lookup → Leicester.

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
2 Bed Flat, Dalby Road, LE7	£775/mo	2	0.73 miles	OpenRent
2 Bed Terraced House, Beaumont Walk, LE4	£1,000/mo	2	1.06 miles	OpenRent

Average rent: £888/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £111,000

Target investor price (1%) £88,800

Gross yield 4.2%

Cost-to-rent ratio 23.7×

Monthly cashflow £-218/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.6%

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: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Street-level crime

Category	Count
Violence and sexual offences	63
Anti-social behaviour	19
Criminal damage and arson	13
Vehicle crime	12
Other theft	10
Shoplifting	8
Public order	7
Robbery	7
Other crime	3
Bicycle theft	2
Drugs	2
Possession of weapons	2
Burglary	1
Theft from the person	1
Total incidents	150

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
Heatherbrook Primary Academy	Primary	0.2 miles	Good — 9 May 2024
Beaumont Lodge Primary School	Primary	0.4 miles	Good — 26 Nov 2023
Wolfdale School	Other	0.7 miles	Good — 27 Apr 2023
The Latimer Primary School	Primary	0.8 miles	— (Inspected (no overall grade))
Woolden Hill Primary School	Primary	0.8 miles	Good — 6 Jan 2020

FENSA

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

# 18 BEACON CLOSE, BEAUMONT LEYS, LEICESTER, LE4 1BN

## Property details

- Slug: `d146638` (address key hash: `d1466382dcbe71be78b058acc631781a98c56e94`)
- Postcode: LE4 1BN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 47 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £252,000 Feb 2026
- Price per m²: £5,362/m²
- Local average: £392,165 (30 sales)
- Street crime: 150 incidents within 1 mile (May 2026)

## Latest sale

- Price: £252,000
- Date: 2026-02-26
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 23/11/2030
- **Current heating cost:** £487/year
- **Est. upgrade cost to C:** £14,510

### Recommendations
- W2 (£4,000 - £6,000)
- E (£10)
- 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/2343-3901-1209-5820-6204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-26 | £252,000 | Detached | — | £251,748 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-54e8-d8ea-e063-4704a8c0bf7d) |

*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 BEACON CLOSE, BEAUMONT LEYS, LEICESTER, LE4 1BN | £252,000 | 26/02/2026 | Detached |

## Historic listings

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

- Matched listing: [170752430](http://87.117.209.195:8080/listings/d13daef)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-02 | £250,000 |
| sold | 2026-01-01 | £252,000 |
| sold | 2021-01-01 | £150,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN | £240,000 | 30/11/2023 | Detached |
| 2 PLOVER CRESCENT, LEICESTER, LE4 1EB | £213,000 | 30/05/2023 | Detached |
| 22 PARKSIDE CLOSE, LEICESTER, LE4 1EP | £260,000 | 21/04/2023 | Detached |
| 3 BEACON CLOSE, BEAUMONT LEYS, LEICESTER, LE4 1BN | £220,500 | 10/03/2023 | Detached |
| 26 PARKSIDE CLOSE, LEICESTER, LE4 1EP | £376,000 | 22/12/2022 | Detached |
| 1 PARKSIDE CLOSE, LEICESTER, LE4 1EP | £270,000 | 19/08/2022 | Detached |
| 46 OSPREY ROAD, LEICESTER, LE4 1BQ | £268,000 | 20/06/2022 | Detached |
| 24 PARKSIDE CLOSE, LEICESTER, LE4 1EP | £360,000 | 20/06/2022 | Detached |
| 50 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN | £350,000 | 25/05/2022 | Detached |
| 10 PARKSIDE CLOSE, LEICESTER, LE4 1EP | £280,000 | 20/05/2022 | Detached |
| 53 OSPREY ROAD, LEICESTER, LE4 1BQ | £260,000 | 13/05/2022 | Detached |
| 25 PEREGRINE RISE, LEICESTER, LE4 1DR | £230,000 | 30/03/2022 | Detached |
| 28 OSPREY ROAD, LEICESTER, LE4 1BQ | £260,000 | 29/10/2021 | Detached |
| 55 OSPREY ROAD, LEICESTER, LE4 1BQ | £205,000 | 30/09/2021 | Detached |
| 31 ASTILL LODGE ROAD, LEICESTER, LE4 1BA | £235,000 | 20/08/2021 | Detached |
| 17 GRAYSWOOD DRIVE, LEICESTER, LE4 1EN | £300,000 | 12/08/2021 | Detached |

**Area average:** £270,469 (16 sales)

## Capital growth trend

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

- **5y growth:** 60.3%
- **10y growth:** 88.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.1%
- **5y growth (index):** 18.9%
- **10y growth (index):** 63.4%

## Rental Range

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

- **Low:** £923/mo
- **Realistic:** £1,025/mo
- **Optimistic:** £1,128/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 |
|------|------|------|------|------|
| 2 Bed Flat, Dalby Road, LE7 | £775/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Terraced House, Beaumont Walk, LE4 | £1,000/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £888/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £111,000
- **Target investor price (1%):** £88,800

*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 £888/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-218/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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 | 63 |
| Anti-social behaviour | 19 |
| Criminal damage and arson | 13 |
| Vehicle crime | 12 |
| Other theft | 10 |
| Shoplifting | 8 |
| Public order | 7 |
| Robbery | 7 |
| Other crime | 3 |
| Bicycle theft | 2 |
| Drugs | 2 |
| Possession of weapons | 2 |
| Burglary | 1 |
| Theft from the person | 1 |
| **Total incidents** | **150** |

*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 |
|------|------|----------|--------|
| Heatherbrook Primary Academy | Primary | 0.2 miles | Good — 9 May 2024 |
| Beaumont Lodge Primary School | Primary | 0.4 miles | Good — 26 Nov 2023 |
| Wolfdale School | Other | 0.7 miles | Good — 27 Apr 2023 |
| The Latimer Primary School | Primary | 0.8 miles | — (Inspected (no overall grade)) |
| Woolden Hill Primary School | Primary | 0.8 miles | Good — 6 Jan 2020 |