# 4 bedroom house for sale (LE12 8PG) ## Property Details | Key | Value | |-----|-------| | Address | 8 BUTTERMERE WAY, LOUGHBOROUGH, BARROW UPON SOAR, LEICESTERSHIRE LE12 8PG | | Price | £350,000 | | Bedrooms | 4 | | Last sold | £355,500 Jan 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 30/07/2032 - **Current heating cost:** £1,320/year - **Est. upgrade cost to C:** £17,568 ### Recommendations - W2 (£4,000 - £6,000) - C (£15 - £30) - E (£45) - G (£350 - £450) - I (£2,200 - £3,000) - 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/0320-7033-0437-9007-1223) ## Description This detached residence is a offered for sale with no upward chain and is a blank canvas allowing you the opportunity to create your perfect home. It is located within a prominent cul-de-sac position in the highly desirable village location of Barrow Upon Soar. This home sits on a larger than average corner plot and has lots of scope for development (subject to relevant consents). This residence is truly and blank canvas and offers huge potential to become your dream family home. Approach via Buttermere way and access this home through timber glazed door into the entrance hallway. Having carpeted flooring, doors communicating ground floor accommodation, downstairs W.C and stairs rising to first floor. To the left of the hallway is the through lounge diner with bay window to front elevation, further window to side elevation and sliding patio door off the rear of the dining space. The focal point of this generous space is the feature fireplace with timber mantlepiece and surround. The kitchen is fitted with a range of wall and base level storage units with laminate worksurfaces over, there is an inset oven, gas hob with extractor over, space and plumbing for dishwasher, inset stainless steel sink and draining unit, double glazed window overlooking garden and opening through to the utility area which has space and plumbing for washer/ dryer, the boiler is housed and timber doors lead through to the study and into the conservatory. The stairs rise from the hallway to the first-floor landing which has carpeted flooring, doors communicating to upstairs accommodation and a loft hatch allowing loft access. To the first floor there are four well-proportioned bedrooms, three of which are double rooms and the master having an Ensuite bathroom. The family bathroom is fitted with a panel bath with shower over, low level flush W.C, pedestal wash hand basin and airing cupboard housing the hot water cylinder. The master bedroom is a huge double room with dual aspect windows to front and side, door flowing through to the ensuite bathroom. The ensuite has a tiling to water sensitive areas, corner shower unit, low level flush W.C and pedestal wash hand basin. Externally this property benefits from a generous corner plot with off road parking at the front for multiple vehicles, front garden with laid lawn and mature shrubs, access to front portion of the garage via up and over door and a timber gate allowing access from front to back. The rear garden enjoys privacy and is fully enclosed by timber fencing and a brick retaining wall to the right-hand side. The garden has been landscaped with ease of maintenance in mind and has AstroTurf lawn, patio seating area and stone retaining wall with pathway leading to the higher tier. The garden is West facing and enjoys sunshine throughout the day. ## Property Photos - ![Plot .jpg](/listings/photos/125454572/1358252) - Plot .jpg - ![Untitled-1.jpg](/listings/photos/125454572/1358253) - Untitled-1.jpg - ![Untitled-2.jpg](/listings/photos/125454572/1358254) - Untitled-2.jpg - ![Untitled-02.jpg](/listings/photos/125454572/1358255) - Untitled-02.jpg - ![Untitled-3.jpg](/listings/photos/125454572/1358256) - Untitled-3.jpg - ![Untitled-03.jpg](/listings/photos/125454572/1358257) - Untitled-03.jpg - ![Untitled-4.jpg](/listings/photos/125454572/1358258) - Untitled-4.jpg - ![Untitled-04.jpg](/listings/photos/125454572/1358259) - Untitled-04.jpg - ![Untitled-5.jpg](/listings/photos/125454572/1358260) - Untitled-5.jpg - ![Untitled-05.jpg](/listings/photos/125454572/1358261) - Untitled-05.jpg - ![Untitled-06.jpg](/listings/photos/125454572/1358262) - Untitled-06.jpg - ![Untitled-07.jpg](/listings/photos/125454572/1358263) - Untitled-07.jpg - ![Untitled-08.jpg](/listings/photos/125454572/1358264) - Untitled-08.jpg - ![Untitled-09.jpg](/listings/photos/125454572/1358265) - Untitled-09.jpg - ![Untitled-10.jpg](/listings/photos/125454572/1358266) - Untitled-10.jpg - ![Untitled-16.jpg](/listings/photos/125454572/1358267) - Untitled-16.jpg - ![Untitled-17.jpg](/listings/photos/125454572/1358268) - Untitled-17.jpg - ![Untitled-18.jpg](/listings/photos/125454572/1358269) - Untitled-18.jpg ## Floorplans - ![8ButtermereWayBarrowUponSoarLE128PG-High (1).jpg](/listings/photos/125454572/1358270) - 8ButtermereWayBarrowUponSoarLE128PG-High (1).jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £355,500 | 20/01/2023 | Detached | | 8 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £113,000 | 19/04/2000 | Detached | | 8 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £84,000 | 03/07/1997 | 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 | |---------|-------|------|------| | 27 GARAGE 232 WILLOW ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GP | £328,000 | 20/01/2023 | Other | | 1 FLAT 3 JOHN EARL ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8GF | £153,000 | 20/12/2022 | Other | | [Same street] 10 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £360,000 | 17/11/2022 | Detached | | [Same street] 4 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £386,000 | 09/05/2022 | Detached | | [Same street] 7 BUTTERMERE WAY, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PG | £345,000 | 01/04/2022 | Terraced | | 140 COTES ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8JS | £695,000 | 31/03/2022 | Other | **Street average:** £363,667 (3 sales) **Area average:** £392,000 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £2,174,645 (7 Other, LE12, 2024–2026) - **Deviation:** -83.9% ## 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).* - **LHA floor (this property size):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.27% (weak for cashflow) - **Max investor price (0.8%):** £119,375 - **Target investor price (1%):** £95,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,397/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -64.4% - **10y growth:** 418.5% ## House Price Index (HM Land Registry) *Official index for Charnwood; All dwelling types series; as of April 2026.* - **1y growth (index):** 4.1% - **5y growth (index):** 20.3% - **10y growth (index):** 52.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)