Sold STC Detached

16 WOODHOUSE ROAD

LEICESTER, NARBOROUGH, LEICESTERSHIRE LE19 3ZA

3 beds 1 baths 764 sq ft Listed 21 Feb 2025 (-477d)

£310,000

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# 3 bedroom detached house for sale (LE19 3ZA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 WOODHOUSE ROAD, LEICESTER, NARBOROUGH, LEICESTERSHIRE LE19 3ZA |
| Price | £310,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 71 m² |
| Last sold | £305,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/03/2029
- **Current heating cost:** £443/year

### Recommendations
- W2 (6,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0878-2844-6771-9491-9275)

## Description

The cosy lounge is filled with natural light thanks to a large bay window and offers plenty of space for the family to relax. Beneath the stairs, there is a convenient storage cupboard. French doors lead to a modern kitchen diner, which provides ample worktop space, making it ideal for both cooking and entertaining. The kitchen also leads into a conservatory, currently used as an office and sitting room, offering a tranquil space to unwind while enjoying views of the garden.

Upstairs, you’ll find two generous double bedrooms, both with fitted wardrobes, as well as a single bedroom. The family bathroom is complete with a WC, sink, and a bath with a shower over.

The south-facing rear garden is a true highlight, offering a private, two-tier layout that’s perfect for a family. One level is ideal for children's play, while the other provides a peaceful retreat for adults to relax and enjoy the outdoor space. This home offers the perfect balance of functionality, comfort, and style in a highly desirable location.

**Entrance Porch** -

**Entrance Hall** -

**Downstairs Wc** -

**Living Room** - 3.99m x 3.46m (13'1" x 11'4") -

**Kitchen/Diner** - 3.27m x 4.46m (10'8" x 14'7") -

**Conservatory** - 2.31m x 4.50m (7'6" x 14'9") -

**Bedroom One** - 2.92m x 3.46m (9'6" x 11'4") -

**Bedroom Two** - 2.28m x 2.58m (7'5" x 8'5") -

**Bedroom Three** - 2.27m x 1.80m (7'5" x 5'10") -

**Family Bathroom** - 1.68m x 1.96m (5'6 x 6'5) -

**Detached Garage** - 5.28m x 2.69m (17'04 x 8'10) -

## Property Photos

- ![FRONT OF HOUSE](/listings/photos/158568257/448248) - FRONT OF HOUSE
- ![Kitchen/Diner](/listings/photos/158568257/448249) - Kitchen/Diner
- ![Kitchen/Diner](/listings/photos/158568257/448250) - Kitchen/Diner
- ![Living Room](/listings/photos/158568257/448251) - Living Room
- ![Photo](/listings/photos/158568257/448252)
- ![Downstairs WC](/listings/photos/158568257/448253) - Downstairs WC
- ![Conservatory](/listings/photos/158568257/448254) - Conservatory
- ![Entrance Hall](/listings/photos/158568257/448255) - Entrance Hall
- ![Bedroom One](/listings/photos/158568257/448256) - Bedroom One
- ![Photo](/listings/photos/158568257/448257)
- ![Bedroom Two](/listings/photos/158568257/448258) - Bedroom Two
- ![Photo](/listings/photos/158568257/448259)
- ![Bedroom Three](/listings/photos/158568257/448260) - Bedroom Three
- ![Photo](/listings/photos/158568257/448261)
- ![Photo](/listings/photos/158568257/448262)
- ![Photo](/listings/photos/158568257/448263)
- ![Photo](/listings/photos/158568257/448264)
- ![IMG_0450.jpeg](/listings/photos/158568257/448265) - IMG_0450.jpeg
- ![Photo](/listings/photos/158568257/448266)

## Floorplans

- ![16 woodhouse road - Floor 0.JPG](/listings/photos/158568257/448267) - 16 woodhouse road - Floor 0.JPG
- ![16 woodhouse road - Floor 1.JPG](/listings/photos/158568257/448268) - 16 woodhouse road - Floor 1.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/158568257/448269) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £305,000 | 05/09/2025 | Detached |
| 16 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £275,000 | 28/10/2021 | Detached |
| 16 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £99,950 | 19/12/2001 | 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 |
|---------|-------|------|------|
| [Same street] 43 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £196,000 | 16/11/2023 | Semi-detached |
| [Same street] 26 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £232,500 | 06/10/2023 | Semi-detached |
| [Same street] 54 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £231,000 | 01/09/2023 | Semi-detached |
| 19 THORNBOROUGH CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WA | £418,000 | 25/08/2023 | Detached |
| 1 WOODSIDE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YL | £340,000 | 02/06/2023 | Detached |
| 2 THORNBOROUGH CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WA | £540,000 | 26/04/2023 | Detached |
| 4 WOODSIDE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YL | £397,500 | 20/12/2022 | Detached |
| 23 THE BURROWS, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WS | £390,000 | 15/12/2022 | Detached |
| 9 KINGSBRIDGE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YT | £200,000 | 24/11/2022 | Detached |
| [Same street] 34 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £232,500 | 01/11/2022 | Semi-detached |
| 60 HUNCOTE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3GN | £410,000 | 17/06/2022 | Detached |
| 7 HARDWICKE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3LW | £455,000 | 09/06/2022 | Detached |
| 4 BROOMHILLS ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YJ | £348,000 | 27/05/2022 | Detached |
| 10 HARDWICKE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3LW | £445,000 | 15/10/2021 | Detached |
| [Same street] 63 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA | £175,000 | 31/08/2021 | Semi-detached |

**Street average:** £213,400 (5 sales)
**Area average:** £394,350 (10 sales)

## Price vs local average

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

- **Local average:** £383,857 (14 Detached, LE19, 2024–2026)
- **Deviation:** -19.2%

## Rental Range

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

- **Low:** £880/mo
- **Realistic:** £978/mo
- **Optimistic:** £1,076/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, Bradgate  Close, LE19 | £1,150/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Semi-Detached House, The Pastures, LE19 | £1,300/mo | 3 | 0.48 miles | OpenRent |

**Average rent: £1,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.1×
- **Monthly cashflow:** £-143/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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:** £4,366/m²

## Capital growth trend

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

- **5y growth:** 3%
- **10y growth:** 46.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.8%
- **5y growth (index):** 17.7%
- **10y growth (index):** 49.8%

## 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)

FRONT OF HOUSE Kitchen/Diner Kitchen/Diner Living Room Photo 5 Downstairs WC Conservatory Entrance Hall Bedroom One Photo 10 Bedroom Two Photo 12 Bedroom Three Photo 14 Photo 15 Photo 16 Photo 17 IMG_0450.jpeg Photo 19

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Property details

Tenure

FREEHOLD

Floor area

71 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£305,000 Sep 2025

Price per m²

£4,366/m²

Local average

£383,857 (-19.2%)

Deprivation

Decile 9 (27,606 of 33,755)

Street crime

55 incidents within 1 mile (Apr 2026)

Key features

Three Bedroom Detached House
Downstairs WC & Modern Bathroom
Large South Facing Rear Garden
Detached Garage & Ample Driveway
Highly Sought After Location
Schools & Local Amenities close By
Viewings Highly Recommended
EPC Rating - C
Freehold Property
Council Tax Band - C

Additional details

Parking: Yes
Garden: Yes

Description

Located in the popular and sought-after area of Narborough, this three-bedroom detached house offers a spacious and comfortable family home. The property benefits from a detached garage and ample driveway parking. Upon entering through the porch, you are welcomed into the entrance hall, where you’ll find access to the downstairs WC, the staircase, and the living areas.

The cosy lounge is filled with natural light thanks to a large bay window and offers plenty of space for the family to relax. Beneath the stairs, there is a convenient storage cupboard. French doors lead to a modern kitchen diner, which provides ample worktop space, making it ideal for both cooking and entertaining. The kitchen also leads into a conservatory, currently used as an office and sitting room, offering a tranquil space to unwind while enjoying views of the garden.

Upstairs, you’ll find two generous double bedrooms, both with fitted wardrobes, as well as a single bedroom. The family bathroom is complete with a WC, sink, and a bath with a shower over.

The south-facing rear garden is a true highlight, offering a private, two-tier layout that’s perfect for a family. One level is ideal for children's play, while the other provides a peaceful retreat for adults to relax and enjoy the outdoor space. This home offers the perfect balance of functionality, comfort, and style in a highly desirable location.

Entrance Porch -

Entrance Hall -

Downstairs Wc -

Living Room - 3.99m x 3.46m (13'1" x 11'4") -

Kitchen/Diner - 3.27m x 4.46m (10'8" x 14'7") -

Conservatory - 2.31m x 4.50m (7'6" x 14'9") -

Bedroom One - 2.92m x 3.46m (9'6" x 11'4") -

Bedroom Two - 2.28m x 2.58m (7'5" x 8'5") -

Bedroom Three - 2.27m x 1.80m (7'5" x 5'10") -

Family Bathroom - 1.68m x 1.96m (5'6 x 6'5) -

Detached Garage - 5.28m x 2.69m (17'04 x 8'10) -

Listed by

Enderby Village, Covering South Leicestershire

Nestegg Properties

Reference: 158568257

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 14/03/2019

Expiry date: 13/03/2029

Current heating cost: £443/year

Potential heating cost: £421/year

Recommendations

Floor insulation (solid floor) (6,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

16 woodhouse road - Floor 0.JPG

16 woodhouse road - Floor 1.JPG

EPC Graphs

EE Rating

Price history

205% since 2001

Event	Date	Price	% change
Sold	05/09/2025 (9 months ago)	£305,000	+10.9%
Sold	28/10/2021 (4 years ago)	£275,000	+175.1%
Sold	19/12/2001 (24 years ago)	£99,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 43 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA	£196,000	16/11/2023	Semi-detached
Same street 26 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA	£232,500	06/10/2023	Semi-detached
Same street 54 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA	£231,000	01/09/2023	Semi-detached
19 THORNBOROUGH CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WA	£418,000	25/08/2023	Detached
1 WOODSIDE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YL	£340,000	02/06/2023	Detached
2 THORNBOROUGH CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WA	£540,000	26/04/2023	Detached
4 WOODSIDE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YL	£397,500	20/12/2022	Detached
23 THE BURROWS, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3WS	£390,000	15/12/2022	Detached
9 KINGSBRIDGE CLOSE, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YT	£200,000	24/11/2022	Detached
Same street 34 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA	£232,500	01/11/2022	Semi-detached
60 HUNCOTE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3GN	£410,000	17/06/2022	Detached
7 HARDWICKE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3LW	£455,000	09/06/2022	Detached
4 BROOMHILLS ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3YJ	£348,000	27/05/2022	Detached
10 HARDWICKE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3LW	£445,000	15/10/2021	Detached
Same street 63 WOODHOUSE ROAD, NARBOROUGH, LEICESTER, BLABY, LEICESTERSHIRE, LE19 3ZA	£175,000	31/08/2021	Semi-detached

Street average: £213,400 (5 sales)

Area average: £394,350 (10 sales)

Capital growth trend

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

5y growth 3%

10y growth 46.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Blaby. Series: Detached. As of March 2026.

1y (index) 0.8%

5y (index) 17.7%

10y (index) 49.8%

Rental Range

Estimated market rent for Blaby. Low = conservative, Realistic = average, Optimistic = best case.

Low £880/mo

Realistic £978/mo

Optimistic £1,076/mo

Based on Local Authority from postcode lookup → Blaby.

LHA (30th percentile) floor for Leicester: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LE19 3ZA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Burrows	0.1 miles
Bus stop	Huncote Road	0.1 miles
Shop	Coppice Stores	0.2 miles
Shop	Tesco Express	0.2 miles
Train station	Narborough	0.7 miles
Hospital	Stewart House	0.7 miles
Train station	South Wigston	3.6 miles
University	University of Leicester	4.6 miles
Hospital	South Entrance	5.8 miles

Street-level crime

Category	Count
Violence and sexual offences	22
Anti-social behaviour	11
Public order	6
Criminal damage and arson	5
Other theft	4
Other crime	3
Vehicle crime	2
Bicycle theft	1
Burglary	1
Total incidents	55

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Red Hill Field Primary School	Primary	0.1 miles	Good — 15 May 2022
Greystoke Primary School	Primary	0.7 miles	Good — 29 Sep 2014
The Pastures Primary School	Primary	0.7 miles	Good — 2 Sep 2024
Huncote Primary School	Primary	0.7 miles	Good — 11 May 2022
Enderby Danemill Primary School	Primary	1.0 miles	Good — 22 May 2024

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, Bradgate Close, LE19	£1,150/mo	3	0.36 miles	OpenRent
3 Bed Semi-Detached House, The Pastures, LE19	£1,300/mo	3	0.48 miles	OpenRent

Average rent: £1,225/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £153,125

Target investor price (1%) £122,500

Gross yield 4.7%

Cost-to-rent ratio 21.1×

Monthly cashflow £-143/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).