# 3 bedroom semi-detached house for sale (LE2 8BX) ## Property Details | Key | Value | |-----|-------| | Address | 9 WATERMAN CLOSE, LEICESTER, LEICESTER LE2 8BX | | Price | £334,750 | | Bedrooms | 3 | | Bathrooms | 2 | | Floor area | 81 m² | | Last sold | £318,013 Dec 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Current heating cost:** £409/year - **Est. upgrade cost to C:** £5,000 ### Recommendations - N (£4,000 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7200-3006-4308-4677-1204) ## Description 5% Towards Your Deposit!! Immerse yourself in the pinnacle of modern living with this outstanding new build by Morris Homes. This stunning 3-bedroom semi-detached corner property establishes a fresh benchmark for contemporary sophistication. Perfectly situated in a prime location, it effortlessly combines style, practicality, and convenience, creating a harmonious living environment for its residents. The property comprises of entrance hall, lounge, kitchen/diner, utility room and WC. To the first floor there are three bedrooms, an ensuite and a bathroom. The property also offers double glazed windows, gas central heating and a rear garden. Don't let this remarkable semi-detached property by Morris Homes slip away. It's a genuine masterpiece of contemporary living. Reach out now to schedule a viewing and uncover the unmatched luxury of Morris Homes living for yourself. **Entrance Hall** - Radiator, luxury carpet, designer light fittings, alarm control system, doors leading to the front of the property, lounge, kitchen/diner and stairs leading to landing and first floor. **Lounge** - 4.957* x 4.438* (16'3"* x 14'6"*) - Two radiators, luxury carpet, three double glazed windows, blinds, designer light fittings, TV point and door leading to the entrance hall. **Kitchen/Diner** - 2.850 x 4.725 (9'4" x 15'6") - Luxury vinyl flooring and a stunning new fitted kitchen comprising base and wall units, blinds, designer light fittings, worktop, sink and drainer, mixer tap over, integrated fridge/freezer, dishwasher, gas hob, oven, extractor fan, radiator, double glazed window and doors leading to entrance hall and utility room and patio doors to rear garden. **Utility Room** - 2.500* x 1.890* (8'2"* x 6'2"*) - Luxury vinyl flooring, washing machine, base and wall units, worktop, sink and drainer, mixer tap over, designer light fittings, radiator and doors leading to rear garden and kitchen/diner. **Wc** - 1.450 x 1.875 (4'9" x 6'1") - Radiator, luxury vinyl flooring, designer light fittings, Villeroy and Boch sanitaryware comprising of pedestal wash hand basin and low-level flush toilet. **Stairs & Landing To 1st Floor** - **Bedroom 1** - 5.050* x 3.670* (16'6"* x 12'0"*) - Double glazed window, Hammonds fitted wardrobe, designer light fitting, radiator, TV point and luxury carpet. **Ensuite** - 1.601* x 1.880* (5'3"* x 6'2"*) - Double glazed window, designer light fittings, Villeroy and Boch sanitaryware comprising of wash hand basin, low-level flush toilet and walk-in shower, radiator and vinyl flooring. **Bedroom 2** - 2.900 x 2.300 (9'6" x 7'6") - Double glazed window, designer light fittings, radiator and luxury carpet. **Bedroom 3** - 2.900* x 2.300* (9'6"* x 7'6"*) - Double glazed window, designer light fittings, radiator and luxury carpet. **Bathroom** - 2.655* x 2.647* (8'8"* x 8'8"*) - Double glazed window, radiator, downlighters, luxury vinyl flooring, Villeroy and Boch sanitaryware comprising of wash hand basin and a low-level flush toilet and bath with electric shower over. **Externally** - **To The Front Of The Property** - Slabbed path to the front door, two allocated car parking spaces and single garage. **To The Back Of The Property** - There is an enclosed garden with patio area and turf area. ## Property Photos - ![Front of Property](/listings/photos/153437921/416472) - Front of Property - ![Entrance Hall](/listings/photos/153437921/416473) - Entrance Hall - ![Lounge](/listings/photos/153437921/416474) - Lounge - ![Lounge](/listings/photos/153437921/416475) - Lounge - ![Lounge](/listings/photos/153437921/416476) - Lounge - ![Lounge](/listings/photos/153437921/416478) - Lounge - ![Kitchen/Diner](/listings/photos/153437921/416483) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416484) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416487) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416489) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416491) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416493) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/153437921/416501) - Kitchen/Diner - ![Utility Room](/listings/photos/153437921/416507) - Utility Room - ![Downstairs WC](/listings/photos/153437921/416514) - Downstairs WC - ![1st Floor Landing](/listings/photos/153437921/416515) - 1st Floor Landing - ![Bedroom 1](/listings/photos/153437921/416516) - Bedroom 1 - ![Bedroom 1](/listings/photos/153437921/416517) - Bedroom 1 - ![Bedroom 1](/listings/photos/153437921/416518) - Bedroom 1 - ![Bedroom 1](/listings/photos/153437921/416519) - Bedroom 1 - ![Bedroom 1](/listings/photos/153437921/416520) - Bedroom 1 - ![Ensuite Shower Room](/listings/photos/153437921/416521) - Ensuite Shower Room - ![Ensuite Shower Room](/listings/photos/153437921/416522) - Ensuite Shower Room - ![Bedroom 2](/listings/photos/153437921/416527) - Bedroom 2 - ![Bedroom 2](/listings/photos/153437921/416536) - Bedroom 2 - ![Bedroom 2](/listings/photos/153437921/416545) - Bedroom 2 - ![Bedroom 3](/listings/photos/153437921/416551) - Bedroom 3 - ![Bedroom 3](/listings/photos/153437921/416558) - Bedroom 3 - ![Family Bathroom](/listings/photos/153437921/416560) - Family Bathroom - ![Rear Garden](/listings/photos/153437921/416562) - Rear Garden - ![Rear Garden](/listings/photos/153437921/416564) - Rear Garden - ![Driveway & Garage](/listings/photos/153437921/416567) - Driveway & Garage - ![Front of Property](/listings/photos/153437921/416569) - Front of Property ## Floorplans - ![Ground Floor](/listings/photos/153437921/416571) - Ground Floor - ![1st Floor](/listings/photos/153437921/416575) - 1st Floor ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 WATERMAN CLOSE, LEICESTER, LE2 8BX | £318,013 | 13/12/2024 | Semi-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 | |---------|-------|------|------| | 7 CONAGLEN ROAD, LEICESTER, LE2 8LE | £325,000 | 27/11/2025 | Semi-detached | | 42 FRANKLYN ROAD, LEICESTER, LE2 8LL | £366,000 | 07/12/2023 | Semi-detached | | 19 FONTWELL DRIVE, LEICESTER, LE2 9NL | £240,000 | 06/12/2023 | Semi-detached | | [Same street] 1 WATERMAN CLOSE, LEICESTER, LE2 8BX | £414,750 | 25/08/2023 | Detached | | [Same street] 3 WATERMAN CLOSE, LEICESTER, LE2 8BX | £414,750 | 04/08/2023 | Detached | | 58 MORCOM DRIVE, LEICESTER, LE2 8BU | £329,750 | 04/08/2023 | Semi-detached | | [Same street] 5 WATERMAN CLOSE, LEICESTER, LE2 8BX | £379,750 | 14/07/2023 | Detached | | [Same street] 6 WATERMAN CLOSE, LEICESTER, LE2 8BX | £377,750 | 02/06/2023 | Detached | | 68 CONAGLEN ROAD, LEICESTER, LE2 8LD | £325,000 | 31/05/2023 | Semi-detached | | 21 FONTWELL DRIVE, LEICESTER, LE2 9NL | £250,000 | 26/05/2023 | Semi-detached | | 56 MORCOM DRIVE, LEICESTER, LE2 8BU | £329,750 | 21/04/2023 | Semi-detached | | [Same street] 4 WATERMAN CLOSE, LEICESTER, LE2 8BX | £377,750 | 03/03/2023 | Detached | | 34 HIGHGROVE CRESCENT, LEICESTER, LE2 8PX | £210,000 | 20/01/2023 | Semi-detached | | [Same street] 2 WATERMAN CLOSE, LEICESTER, LE2 8BX | £409,750 | 04/11/2022 | Detached | | 28 MORCOM DRIVE, LEICESTER, LE2 8BU | £314,750 | 21/10/2022 | Semi-detached | | 28 FRANKLYN ROAD, LEICESTER, LE2 8LL | £320,000 | 09/09/2022 | Semi-detached | | 16 FRANKLYN ROAD, LEICESTER, LE2 8LL | £280,000 | 04/07/2022 | Semi-detached | | 42 FRANKLYN ROAD, LEICESTER, LE2 8LL | £210,250 | 10/06/2022 | Semi-detached | | 30 MORCOM DRIVE, LEICESTER, LE2 8BU | £314,750 | 13/04/2022 | Semi-detached | | 25 HIGHGROVE CRESCENT, LEICESTER, LE2 8PX | £180,000 | 09/03/2022 | Semi-detached | | 13 MORBAN ROAD, LEICESTER, LE2 8LW | £240,000 | 11/02/2022 | Semi-detached | | 2 ALTHORP CLOSE, LEICESTER, LE2 8PZ | £226,500 | 04/02/2022 | Semi-detached | | 18 FRANKLYN ROAD, LEICESTER, LE2 8LL | £235,500 | 28/01/2022 | Semi-detached | | 45 CONAGLEN ROAD, LEICESTER, LE2 8LE | £290,000 | 07/01/2022 | Semi-detached | | 13 KEENAN CLOSE, LEICESTER, LE2 9NN | £207,000 | 02/11/2021 | Semi-detached | | 15 BUCKINGHAM DRIVE, LEICESTER, LE2 8PY | £215,500 | 22/10/2021 | Semi-detached | **Street average:** £395,750 (6 sales) **Area average:** £270,488 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £273,903 (98 Semi-detached, LE2, 2024–2026) - **Deviation:** +22.2% ## Rental Range *ONS Price Index of Private Rents (East Midlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £820/mo - **Realistic:** £911/mo - **Optimistic:** £1,002/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Leicester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £773/mo ## 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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Buckingham Drive, LE2 | £1,175/mo | 3 | 0.14 miles | OpenRent | | 3 Bed Semi-Detached House, Eastwood Road, LE2 | £1,400/mo | 3 | 0.66 miles | OpenRent | | 3 Bed End Terrace, Hesketh Close, LE2 | £550/mo | 3 | 0.7 miles | OpenRent | | 3 Bed Semi-Detached House, Eastwood Road, LE2 | £1,200/mo | 3 | 0.71 miles | OpenRent | | 3 Bed Semi-Detached House, Edenhurst Avenue, LE3 | £550/mo | 3 | 0.85 miles | OpenRent | **Average rent: £975/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.35% (weak for cashflow) - **Max investor price (0.8%):** £146,875 - **Target investor price (1%):** £117,500 *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 £1,175/mo).* - **Gross yield:** 4.2% - **Cost-to-rent:** 23.7× - **Monthly cashflow:** £-286/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.5% *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).* ## Price per Square Metre - **£/m²:** £4,133/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 18.4% - **10y growth:** 47.9% ## House Price Index (HM Land Registry) *Official index for East Midlands; Semi-detached series; as of February 2026.* - **1y growth (index):** 2% - **5y growth (index):** 19% - **10y growth (index):** 54.6% ## 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)