# 2 bedroom terraced house for sale (LE3 5RF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 CLIFFORD STREET, LEICESTER, LEICESTER LE3 5RF |
| Price | £120,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 77 m² |
| Last sold | £130,600 Feb 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £850/year
- **Est. upgrade cost to C:** £20,900

### Recommendations
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/0252-0246-9025-3906-5100)

## Description

**SUMMARY**

A two bedroom mid terrace located in a popular area. The property comprises of lounge, dining room and kitchen downstairs with the two bedrooms and a bathroom upstairs. To the rear of the property is an easy to maintain garden. offered for sale with no upper chain

**DESCRIPTION**

William H Brown is delighted to present to you this lovely two bedroom terrace house in the heart of Leicester. Located just off the A47 and only a short journey into the city centre. The property itself has a warm homely feel throughout and benefits from two double bedrooms, two receptions rooms and a garden. The layout consists of entering into the lounge and through into the dining room, both of which have stunning traditional fireplaces. The dining room has access to the staircase, a back door leading into the garden and a door into the kitchen. The kitchen has an L shaped work surface with space underneath for a free standing oven and washing machine. Upstairs we have two double bedrooms and a bathroom with a three piece suite. Outside there is a garden to the rear of the property and access to the shared alleyway leading to the front of the property.

**Auctioneer's Comments** 

This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited.  This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.2% of the purchase price including VAT, subject to a minimum of £6000.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded.

The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of £300 inc VAT towards the preparation cost of the pack.

The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

**Lounge** 11' 4" x 11' 4" ( 3.45m x 3.45m )

Door and window to the front, fire place, built in storage and radiator.

**Dining Room** 12'  x 11' 4" ( 3.66m x 3.45m )

Door to the rear, fire place and radiator.

**Kitchen** 9' 11" x 5' 6" ( 3.02m x 1.68m )

Fitted kitchen comprising of wall and base units with work surfaces over, sink drainer unit, radiator,  integrated oven, hob and extractor fan. Window to the side.

**First Floor Landing** 

With stairs rising from the ground floor.

**Bedroom One** 11' 10" x 11' 5" ( 3.61m x 3.48m )

Window to the front, built in storage and radiator.

**Bedroom Two** 11' 11" x 9' 11" ( 3.63m x 3.02m )

Window to the rear, storage cupboard, loft access and radiator.

**Bathroom** 

Window to the rear, bath with shower over, WC, hand wash basin and radiator.

**Rear Of Property ** 

To the rear of the property is an easy to maintain garden.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/86570307/636522)
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- ![Photo](/listings/photos/86570307/636535)
- ![Photo](/listings/photos/86570307/636536)

## Floorplans

- ![Floorplan 1](/listings/photos/86570307/636537) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/86570307/636538) - EPC

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13531381
- **Address:** 16 Clifford Street, LEICESTER, LE3 5RF
- **Certificate Issued:** 22/04/2019
- **Work Completed:** 15/02/2019
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 CLIFFORD STREET, LEICESTER, LE3 5RF | £130,600 | 02/02/2024 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 108 WARWICK STREET, LEICESTER, LE3 5SF | £155,000 | 03/11/2025 | Terraced |
| 62 TEWKESBURY STREET, LEICESTER, LE3 5HP | £92,000 | 08/12/2023 | Terraced |
| [Same street] 7 CLIFFORD STREET, LEICESTER, LE3 5RF | £135,000 | 01/12/2023 | Terraced |
| 110 TEWKESBURY STREET, LEICESTER, LE3 5HR | £170,000 | 26/10/2023 | Terraced |
| 7 WARWICK STREET, LEICESTER, LE3 5SE | £152,000 | 13/10/2023 | Terraced |
| 42 VAUGHAN STREET, LEICESTER, LE3 5JL | £210,000 | 29/09/2023 | Terraced |
| 78 BOSWORTH STREET, LEICESTER, LE3 5RD | £165,000 | 21/08/2023 | Terraced |
| 22 BOSWORTH STREET, LEICESTER, LE3 5RA | £190,000 | 14/08/2023 | Terraced |
| 71 TEWKESBURY STREET, LEICESTER, LE3 5HQ | £167,000 | 28/07/2023 | Terraced |
| 74 BOSWORTH STREET, LEICESTER, LE3 5RA | £134,000 | 26/07/2023 | Terraced |
| [Same street] 5 CLIFFORD STREET, LEICESTER, LE3 5RF | £136,000 | 31/03/2023 | Terraced |
| 97 BOSWORTH STREET, LEICESTER, LE3 5RD | £175,000 | 22/03/2023 | Terraced |
| 58 WARWICK STREET, LEICESTER, LE3 5SD | £251,995 | 17/03/2023 | Terraced |
| 94 DANNETT STREET, LEICESTER, LE3 5RJ | £165,000 | 25/01/2023 | Terraced |
| 48 VAUGHAN STREET, LEICESTER, LE3 5JL | £183,000 | 12/12/2022 | Terraced |
| 19 WARWICK STREET, LEICESTER, LE3 5SE | £160,000 | 06/09/2022 | Terraced |
| 43 TEWKESBURY STREET, LEICESTER, LE3 5HQ | £192,000 | 31/08/2022 | Terraced |
| 55 BOSWORTH STREET, LEICESTER, LE3 5RB | £145,000 | 11/08/2022 | Terraced |
| 85 VAUGHAN STREET, LEICESTER, LE3 5JP | £206,000 | 22/07/2022 | Terraced |
| 70 WARWICK STREET, LEICESTER, LE3 5SD | £165,000 | 11/07/2022 | Terraced |
| [Same street] 13 CLIFFORD STREET, LEICESTER, LE3 5RF | £172,000 | 27/06/2022 | Terraced |
| 348 FOSSE ROAD NORTH, LEICESTER, LE3 5RS | £230,000 | 20/06/2022 | Terraced |
| 75 NOBLE STREET, LEICESTER, LE3 5RW | £165,000 | 27/05/2022 | Terraced |
| [Same street] 47 CLIFFORD STREET, LEICESTER, LE3 5RF | £165,500 | 09/06/2021 | Terraced |

**Street average:** £152,125 (4 sales)
**Area average:** £173,650 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £189,233 (103 Terraced, LE3, 2024–2026)
- **Deviation:** -36.6%

## 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).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Warwick St, LE3 | £1,000/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Flat, Weir View Lodge, LE3 | £1,350/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £1,175/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **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:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £560/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.3%

*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:** £1,558/m²

## Capital growth trend

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

- **5y growth:** -2.6%
- **10y growth:** 41.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.3%
- **5y growth (index):** 18.8%
- **10y growth (index):** 67.7%

## 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)