# 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
- 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: £390,398 (25 sales)
- Street crime: 154 incidents within 1 mile (Apr 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 | — | £250,238 (to March 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 |

## 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 |
| 82 BLACKTHORN DRIVE, LEICESTER, LE4 1BJ | £227,000 | 02/08/2021 | Detached |
| 12 PEREGRINE RISE, LEICESTER, LE4 1DR | £195,000 | 30/06/2021 | Detached |
| 20 PEREGRINE RISE, LEICESTER, LE4 1DR | £200,000 | 25/06/2021 | Detached |

**Area average:** £260,500 (19 sales)

## Capital growth trend

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

- **5y growth:** 38.8%
- **10y growth:** 69.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 16.9%
- **10y growth (index):** 62.7%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 Semi-Detached House, Campion Walk, LE4 | £900/mo | 2 | 1.2 miles | OpenRent |
| 2 Bed Flat, Strathern Road, LE3 | £1,150/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £942/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.3×
- **Monthly cashflow:** £-207/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.4%

*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:** 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 | 51 |
| Criminal damage and arson | 24 |
| Shoplifting | 19 |
| Anti-social behaviour | 16 |
| Burglary | 9 |
| Public order | 8 |
| Vehicle crime | 7 |
| Bicycle theft | 5 |
| Other theft | 5 |
| Other crime | 4 |
| Drugs | 3 |
| Possession of weapons | 2 |
| Theft from the person | 1 |
| **Total incidents** | **154** |

*Within 1 mile during Apr 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 |