# 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 | | Last sold | £305,000 Sep 2025 | ## 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) - ## 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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 0.6% - **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)