# 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)