# 2 HORSESHOE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TP

## Property details

- Slug: `e471de1` (address key hash: `e471de1ffe2820a770a969b6c95338b392839dd5`)
- Postcode: LE9 1TP
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 73 m²
- EPC rating: D
- Year built: England and Wales: 2003-2006
- Last sold: £310,000 Mar 2026
- Price per m²: £4,247/m²
- Local average: £425,714 (100 sales)
- Street crime: 18 incidents within 1 mile (May 2026)

## Latest sale

- Price: £310,000
- Date: 2026-03-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/10/2035
- **Current heating cost:** £776/year
- **Est. upgrade cost to C:** £12,085

### Recommendations
- G (£220 - £250)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3690-8086-0222-8524-3053)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £310,000 | Detached | +106.7% | £307,193 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-6194-8922-e063-4804a8c094d0) |
| Sold | 2009-09-30 | £150,000 | Detached | +114.3% | £277,726 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8b79063e-16e3-46a6-8662-e34a9cecacaa) |
| Sold | 1997-04-11 | £69,995 | Detached | — | £349,975 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e369f805-bebe-41c7-8b33-268ddf775241) |

*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 |
|---------|-------|------|------|
| 2 HORSESHOE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TP | £310,000 | 20/03/2026 | Detached |
| 2 HORSESHOE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TP | £150,000 | 30/09/2009 | Detached |
| 2 HORSESHOE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TP | £69,995 | 11/04/1997 | Detached |

## Historic listings

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

- Matched listing: [168595823](http://87.117.209.195:8080/listings/e416488)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £310,000 |
| listed | 2025-10-24 | £310,000 |
| sold | 2009-01-01 | £150,000 |
| sold | 1997-01-01 | £69,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 CAMBRIDGE ROAD, COSBY, LEICESTER, OADBY AND WIGSTON, LEICESTERSHIRE, LE9 1SH | £450,000 | 19/10/2023 | Detached |
| 22 PORTLAND STREET, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TE | £227,500 | 21/07/2023 | Detached |
| 101 NARBOROUGH ROAD, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TB | £380,000 | 17/07/2023 | Detached |
| 73 NARBOROUGH ROAD, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TB | £380,000 | 13/10/2022 | Detached |
| 11 STEVENSON GARDENS, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1SN | £360,000 | 20/09/2022 | Detached |
| 8 STEVENSON GARDENS, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1SN | £346,000 | 09/09/2022 | Detached |
| 12 HORSESHOE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TP | £270,000 | 25/08/2022 | Detached |
| 34 WAVERTREE CLOSE, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TN | £364,000 | 07/03/2022 | Detached |
| 16 HUNTERS ROW, COSBY, LEICESTER, BLABY, LEICESTERSHIRE, LE9 1TQ | £326,000 | 01/11/2021 | Detached |

**Area average:** £344,833 (9 sales)

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 39.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.1%
- **5y growth (index):** 16.6%
- **10y growth (index):** 51.1%

## Rental Range

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

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/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 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Riverside Court Station Road Littlethorpe, LE19 | £600/mo | 1 | 1.04 miles | OpenRent |
| 1 Bed Maisonette, Riverside Court Station Road Littlethorpe, LE19 | £750/mo | 1 | 1.04 miles | OpenRent |

**Average rent: £675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £84,375
- **Target investor price (1%):** £67,500

*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 £675/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38.3×
- **Monthly cashflow:** £-638/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.5%

*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:** 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 | 7 |
| Anti-social behaviour | 6 |
| Shoplifting | 4 |
| Vehicle crime | 1 |
| **Total incidents** | **18** |

*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 |
|------|------|----------|--------|
| Cosby Primary School | Primary | 0.1 miles | Good — 13 Nov 2022 |
| Brooke House Day School | Other | 0.5 miles | Requires improvement — 19 Mar 2024 |
| Badgerbrook Primary School | Primary | 0.9 miles | Requires improvement — 7 Mar 2024 |
| Lodge Farm Education | Other | 1.2 miles | Good — 27 Jun 2022 |
| Greystoke Primary School | Primary | 1.4 miles | Good — 29 Sep 2014 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #11368123
- **Address:** 2 Horseshoe Close, Cosby, LE9 1TP
- **Certificate Issued:** 23/12/2015
- **Work Completed:** 01/12/2015
- **Items:** 1 door(s)

### FENSA Certificate #7263659
- **Address:** 2 Horseshoe Close, Cosby, LE9 1TP
- **Certificate Issued:** 30/03/2010
- **Work Completed:** 01/03/2010
- **Items:** 1 door(s)