Sold Flat

10A

JOHNS COURT, LEICESTER, BLABY, LEICESTERSHIRE LE8 4DJ

2 beds 764 sq ft Listed 30 Oct 2017 (-3197d)

£65,000

Guide Price

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# 2 bedroom apartment for sale (LE8 4DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10A, JOHNS COURT, LEICESTER, BLABY, LEICESTERSHIRE LE8 4DJ |
| Price | £65,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 71 m² |
| Last sold | £66,000 Dec 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 18/10/2027
- **Current heating cost:** £1,445/year

### Recommendations
- A2 (1,500)
- B (1,500)
- C (30)
- L2 (1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9658-2841-7604-9693-1175)

## Description

**Sold for £66,000 **For Sale by Public Auction on  22/11/2017

Location:

The flat is located within Blaby Shopping Centre above retail units.

Description:

A large 2 bedroom first floor self-contained flat of approximately 765 sqft (71 sqm),

with access from the rear public car park. The flat has electric storage heaters and requires complete modernisation.

**First Floor:**

Entrance hall,  lounge, kitchen, 2 bedrooms, bathroom.

**Outside:**

Communal car parking.

Note

Estimated rental value (once refurbished): £6,000 pax.

Tenure

Freehold.

Energy Performance Certificate:

Rating 27, Band F.

Solicitors

Spearing Waite, 34 Pocklingtons Walk, Leicester LE1 6BU

Tel: (0116) 242 1200 ~ Ref: A Harrod

## Property Photos

- ![Photo](/listings/photos/51366441/1653567)
- ![Photo](/listings/photos/51366441/1653568)
- ![Photo](/listings/photos/51366441/1653569)
- ![Photo](/listings/photos/51366441/1653570)
- ![Photo](/listings/photos/51366441/1653571)
- ![Photo](/listings/photos/51366441/1653572)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10A JOHNS COURT, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4DJ | £66,000 | 20/12/2017 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BRACKLEY COURT APARTMENT 3 WELFORD ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4HY | £80,000 | 27/01/2026 | Flat |
| MULBERRY COURT APARTMENT 12 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU | £201,000 | 10/11/2023 | Flat |
| 15 FORGE CORNER, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4FZ | £140,000 | 16/10/2023 | Flat |
| MULBERRY COURT APARTMENT 36 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU | £210,000 | 16/12/2022 | Flat |
| MULBERRY COURT APARTMENT 37 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU | £220,000 | 28/10/2021 | Flat |

**Area average:** £170,200 (5 sales)

## Price vs local average

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

- **Local average:** £182,500 (7 Flat, LE8, 2024–2026)
- **Deviation:** -64.4%

## Rental Range

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

- **Low:** £891/mo
- **Realistic:** £990/mo
- **Optimistic:** £1,089/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 Semi-Detached House, Twickenham Road, LE2 | £995/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Maisonette, Henray Av, LE2 | £745/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Semi-Detached House, Autumn Road, LE2 | £1,050/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Terraced House, Ambleside Drive, LE2 | £925/mo | 2 | 1.06 miles | OpenRent |
| 2 Bed End Terrace, Ambleside Drive, LE2 | £990/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Semi-Detached House, Orange St, LE18 | £995/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £950/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 1.53% (strong)
- **Max investor price (0.8%):** £124,125
- **Target investor price (1%):** £99,300

*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 £993/mo).*

- **Gross yield:** 18.3%
- **Cost-to-rent:** 5.5×
- **Monthly cashflow:** £613/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 39%

*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:** £915/m²

## Capital growth trend

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

- **5y growth:** 43.5%

## House Price Index (HM Land Registry)

*Official index for Blaby; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.8%
- **5y growth (index):** 3.3%
- **10y growth (index):** 28.8%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

71 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£66,000 Dec 2017

Price per m²

£915/m²

Local average

£182,500 (-64.4%)

Deprivation

Decile 7 (21,179 of 33,755)

Street crime

159 incidents within 1 mile (May 2026)

Key features

RESIDENTIAL
Estimated rental value (once refurbished): £6,000 pax.

Additional details

Parking: Yes

Description

Sold for £66,000 For Sale by Public Auction on 22/11/2017

Location:
The flat is located within Blaby Shopping Centre above retail units.

Description:
A large 2 bedroom first floor self-contained flat of approximately 765 sqft (71 sqm),
with access from the rear public car park. The flat has electric storage heaters and requires complete modernisation.

First Floor:
Entrance hall, lounge, kitchen, 2 bedrooms, bathroom.

Outside:
Communal car parking.

Note
Estimated rental value (once refurbished): £6,000 pax.

Tenure
Freehold.

Energy Performance Certificate:
Rating 27, Band F.

Solicitors
Spearing Waite, 34 Pocklingtons Walk, Leicester LE1 6BU
Tel: (0116) 242 1200 ~ Ref: A Harrod

Listed by

Leicester - Auctions

Shonki Brothers Ltd

Reference: 51366441

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 19/10/2017

Expiry date: 18/10/2027

Current heating cost: £1,445/year

Potential heating cost: £484/year

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (1,500)
Cavity wall insulation (1,500)
Increase hot water cylinder insulation (30)
High heat retention storage heaters and dual immersion cylinder (1,800)

View full EPC on gov.uk

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Price history

Event	Date	Price	% change
Sold	20/12/2017 (8 years ago)	£66,000	—

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
BRACKLEY COURT APARTMENT 3 WELFORD ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4HY	£80,000	27/01/2026	Flat
MULBERRY COURT APARTMENT 12 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU	£201,000	10/11/2023	Flat
15 FORGE CORNER, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4FZ	£140,000	16/10/2023	Flat
MULBERRY COURT APARTMENT 36 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU	£210,000	16/12/2022	Flat
MULBERRY COURT APARTMENT 37 ENDERBY ROAD, BLABY, LEICESTER, LEICESTERSHIRE, LE8 4BU	£220,000	28/10/2021	Flat

Area average: £170,200 (5 sales)

Capital growth trend

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

5y growth 43.5%

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

1y (index) -4.8%

5y (index) 3.3%

10y (index) 28.8%

Rental Range

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

Low £891/mo

Realistic £990/mo

Optimistic £1,089/mo

Based on Local Authority from postcode lookup → Blaby.

LHA (30th percentile) floor for Leicester: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LE8 4DJ

Nearby

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

Type	Name	Distance
Shop	Card Factory	0.0 miles
Shop	Twins News	0.0 miles
Bus stop	Forge Corner	0.0 miles
Bus stop	Bulls Head PH	0.1 miles
Train station	South Wigston	1.4 miles
Train station	Narborough	1.7 miles
Hospital	Stewart House	2.0 miles
University	University of Leicester	3.1 miles
Hospital	South Entrance	5.5 miles

Street-level crime

Category	Count
Violence and sexual offences	61
Anti-social behaviour	39
Criminal damage and arson	21
Public order	8
Vehicle crime	7
Other theft	6
Burglary	4
Shoplifting	4
Other crime	3
Drugs	2
Possession of weapons	2
Robbery	1
Theft from the person	1
Total incidents	159

Within 1 mile during May 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
Blaby Stokes Church of England Primary School	Primary	0.3 miles	Requires improvement — 21 Sep 2022
Blaby Thistly Meadow Primary School	Primary	0.4 miles	Good — 23 Jan 2018
St Peter's Church of England Primary School Whetstone	Primary	0.6 miles	Good — 12 Nov 2023
Foxfields Academy	Other	0.6 miles	Good — 8 Mar 2023
Glen Hills Primary School	Primary	0.9 miles	Good — 28 Oct 2018

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 Semi-Detached House, Twickenham Road, LE2	£995/mo	2	0.75 miles	OpenRent
2 Bed Maisonette, Henray Av, LE2	£745/mo	2	0.76 miles	OpenRent
2 Bed Semi-Detached House, Autumn Road, LE2	£1,050/mo	2	1.03 miles	OpenRent
2 Bed Terraced House, Ambleside Drive, LE2	£925/mo	2	1.06 miles	OpenRent
2 Bed End Terrace, Ambleside Drive, LE2	£990/mo	2	1.07 miles	OpenRent
2 Bed Semi-Detached House, Orange St, LE18	£995/mo	2	1.2 miles	OpenRent

Average rent: £950/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.53%

Max investor price (0.8%) £124,125

Target investor price (1%) £99,300

Gross yield 18.3%

Cost-to-rent ratio 5.5×

Monthly cashflow £613/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 39%

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).