Sold STC Detached

7 SHORE DRIVE

LEICESTER, KIRBY MUXLOE, LEICESTERSHIRE LE9 2FE

3 beds 2 baths 883 sq ft Listed 4 Jun 2025 (-363d)

£372,500

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# 3 bedroom detached house for sale (LE9 2FE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 SHORE DRIVE, LEICESTER, KIRBY MUXLOE, LEICESTERSHIRE LE9 2FE |
| Price | £372,500 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | B |
| Floor area | 82 m² |
| Last sold | £370,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Current heating cost:** £353/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0431-3035-4307-0694-6204)

## Description

**Entrance Hall** - Composite double glazed entrance door, vinyl flooring, kick space heater, stairs to first floor.

**Cloaks/Wc** - Vinyl flooring, wash hand basin, wc, radiator, extractor fan.

**Lounge** - 5.34 x 3.36 (17'6" x 11'0") - Three UPVC double glazed windows to front and side, two radiators, fitted carpet.

**Kitchen-Diner** - 5.31 x 2.93 (17'5" x 9'7") - UPVC double glazed French doors, UPVC double glazed windows to front & side, vinyl flooring, radiator. Fitted with a range of base, drawer & eye level units, work surfaces, upstands, one and a half bowl composite sink unit and mixer tap. Built-in stainless steel SMEG fan assisted oven, gas hob with extractor hood. Integrated dishwasher, fridge/freezer.

**Utility Room** - UPVC double glazed door to side, vinyl flooring, radiator, base unit with work surface, sink unit with mixer tap, provision for washing machine, wall mounted Ideal Logic combi boiler.

**First Floor Galleried Landing** - UPVC double glazed window to rear, fitted carpet, radiator, access to loft, cupboard.

**Bedroom One** - 5.33 x 3.43 (17'5" x 11'3") - UPVC double glazed window to front, fitted carpet, radiator, built-in wardrobes.

**En-Suite Shower Room** - UPVC double glazed opaque window, heated towel rail, vinyl flooring, mainly tiled walls, spotlights to ceiling, extractor fan. Walk-in shower enclosure with twin head mains shower, wash hand basin, wc.

**Bedroom Two** - 3.05 x 2.90 (10'0" x 9'6") - UPVC double glazed window to rear, fitted carpet, radiator.

**Bedroom Three** - 2.94 x 2.18 (9'7" x 7'1") - UPVC double glazed window to front, vinyl flooring, radiator.

**Bathroom** - 3.06 x 2.10 (10'0" x 6'10") - UPVC double glazed opaque window, chrome heated towel rail, vinyl flooring, spotlights to ceiling, extractor fan. Panelled bath with mains shower over, glass screen, wash hand basin, wc, airing cupboard housing cylinder.

**Outside** - The open plan front garden has lawn, shrubs, block paved driveway for 2 cars in tandem, single detached garage (20' x 10'), up & over door, light and power.

The private rear garden has patio, lawn, external water tap, power socket, fully fenced & walled boundaries.

**Local Authority & Council Tax Info (Blaby)** - This property falls within Blaby District Council (blaby.gov.uk)

It has a Council Tax Band of D which means a charge of £2375.51 for tax year ending March 2026

Please note: When a property changes ownership local authorities do reserve the right to re-calculate council tax bands.

For more information regarding school catchment areas please go to

## Property Photos

- ![IMG_5135.JPG](/listings/photos/87157248/247164) - IMG_5135.JPG
- ![IMG_5149.JPG](/listings/photos/87157248/247165) - IMG_5149.JPG
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- ![IMG_5154.JPG](/listings/photos/87157248/247168) - IMG_5154.JPG
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- ![IMG_5153.JPG](/listings/photos/87157248/247171) - IMG_5153.JPG
- ![IMG_5140.JPG](/listings/photos/87157248/247172) - IMG_5140.JPG
- ![IMG_5139.JPG](/listings/photos/87157248/247173) - IMG_5139.JPG
- ![IMG_5142.JPG](/listings/photos/87157248/247174) - IMG_5142.JPG
- ![IMG_5155.JPG](/listings/photos/87157248/247175) - IMG_5155.JPG
- ![IMG_5141.JPG](/listings/photos/87157248/247176) - IMG_5141.JPG
- ![IMG_5143.JPG](/listings/photos/87157248/247177) - IMG_5143.JPG
- ![IMG_5144.JPG](/listings/photos/87157248/247178) - IMG_5144.JPG
- ![IMG_5145.JPG](/listings/photos/87157248/247179) - IMG_5145.JPG
- ![IMG_5146.JPG](/listings/photos/87157248/247180) - IMG_5146.JPG
- ![IMG_5147.JPG](/listings/photos/87157248/247181) - IMG_5147.JPG
- ![IMG_5148.JPG](/listings/photos/87157248/247182) - IMG_5148.JPG
- ![IMG_5136.JPG](/listings/photos/87157248/247183) - IMG_5136.JPG
- ![IMG_5138.JPG](/listings/photos/87157248/247184) - IMG_5138.JPG

## Floorplans

- ![floorplan 7 Shore Drive.png](/listings/photos/87157248/247185) - floorplan 7 Shore Drive.png

## EPC Graphs

- ![EE Rating](/listings/photos/87157248/247186) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 SHORE DRIVE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2FE | £370,000 | 24/10/2025 | 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 |
|---------|-------|------|------|
| 22 GLENFIELD LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AH | £565,000 | 11/12/2023 | Detached |
| [Same street] 3 SHORE DRIVE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2FE | £145,598 | 20/09/2023 | Other |
| [Same street] 21 SHORE DRIVE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2FE | £104,650 | 20/09/2023 | Other |
| 4 GLENFIELD LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AH | £625,000 | 01/08/2022 | Detached |
| 112 MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP | £375,000 | 08/07/2022 | Detached |
| 399B RATBY LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AQ | £425,000 | 04/04/2022 | Detached |
| 24 DESFORD ROAD, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2BB | £780,000 | 18/02/2022 | Detached |
| 98 MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP | £450,000 | 13/10/2021 | Detached |
| 110A MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP | £460,000 | 16/06/2021 | Detached |

**Street average:** £125,124 (2 sales)
**Area average:** £525,714 (7 sales)

## Price vs local average

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

- **Local average:** £427,789 (94 Detached, LE9, 2024–2026)
- **Deviation:** -12.9%

## Rental Range

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

- **Low:** £820/mo
- **Realistic:** £911/mo
- **Optimistic:** £1,002/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, Priory Walk, LE3 | £1,395/mo | 3 | 1.09 miles | OpenRent |
| 3 Bed Semi-Detached House, Bignal Drive, LE3 | £1,195/mo | 3 | 1.24 miles | OpenRent |

**Average rent: £1,295/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £161,875
- **Target investor price (1%):** £129,500

*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 £1,295/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24×
- **Monthly cashflow:** £-326/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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:** £4,543/m²

## Capital growth trend

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

- **5y growth:** 18.3%
- **10y growth:** 43.5%

## House Price Index (HM Land Registry)

*Official index for East Midlands; Detached series; as of February 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 16.7%
- **10y growth (index):** 48.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

82 m²

Council tax band

EPC rating

Last sold

£370,000 Oct 2025

Price per m²

£4,543/m²

Local average

£427,789 (-12.9%)

Street crime

40 incidents within 1 mile (Mar 2026)

Key features

DETACHED FAMILY HOME BUILT 2024
3 BEDROOMS WITH WARDROBES TO MASTER
BATHROOM & EN-SUITE
17'LOUNGE
17' KITCHEN-DINER
CLOAKS/WC & UTILITY
FULL GAS CENTRAL HEATING & UPVC DOUBLE GLAZING
GARAGE, PARKING FOR 2 CARS & MODERN LANDSCAPED REAR GARDEN
FREEHOLD
COUNCIL TAX BAND D

Additional details

Parking: Yes
Garden: Yes

Description

A well presented detached family home built by William Davis in 2024 and situated in an excellent position on this select development on the outskirts of Kirby Muxloe village. Local shops, schools and recreational amenities are all close by as are major routes and Leicester city centre. Full gas central heating, UPVC double glazing, PVC fascias, cavity wall insulation, tastefully decorated throughout. On the ground floor, entrance hall, cloaks/wc, through lounge, kitchen-diner with appliances, utility room. Upstairs, landing, 3 bedrooms wardrobes in master, en-suite shower room, bathroom with contemporary white suite. Gardens to front, driveway for 2 cars & garage. modern landscaped private gardens to rear. Freehold. Viewing highly recommended. Council Tax Band D

Entrance Hall - Composite double glazed entrance door, vinyl flooring, kick space heater, stairs to first floor.

Cloaks/Wc - Vinyl flooring, wash hand basin, wc, radiator, extractor fan.

Lounge - 5.34 x 3.36 (17'6" x 11'0") - Three UPVC double glazed windows to front and side, two radiators, fitted carpet.

Kitchen-Diner - 5.31 x 2.93 (17'5" x 9'7") - UPVC double glazed French doors, UPVC double glazed windows to front & side, vinyl flooring, radiator. Fitted with a range of base, drawer & eye level units, work surfaces, upstands, one and a half bowl composite sink unit and mixer tap. Built-in stainless steel SMEG fan assisted oven, gas hob with extractor hood. Integrated dishwasher, fridge/freezer.

Utility Room - UPVC double glazed door to side, vinyl flooring, radiator, base unit with work surface, sink unit with mixer tap, provision for washing machine, wall mounted Ideal Logic combi boiler.

First Floor Galleried Landing - UPVC double glazed window to rear, fitted carpet, radiator, access to loft, cupboard.

Bedroom One - 5.33 x 3.43 (17'5" x 11'3") - UPVC double glazed window to front, fitted carpet, radiator, built-in wardrobes.

En-Suite Shower Room - UPVC double glazed opaque window, heated towel rail, vinyl flooring, mainly tiled walls, spotlights to ceiling, extractor fan. Walk-in shower enclosure with twin head mains shower, wash hand basin, wc.

Bedroom Two - 3.05 x 2.90 (10'0" x 9'6") - UPVC double glazed window to rear, fitted carpet, radiator.

Bedroom Three - 2.94 x 2.18 (9'7" x 7'1") - UPVC double glazed window to front, vinyl flooring, radiator.

Bathroom - 3.06 x 2.10 (10'0" x 6'10") - UPVC double glazed opaque window, chrome heated towel rail, vinyl flooring, spotlights to ceiling, extractor fan. Panelled bath with mains shower over, glass screen, wash hand basin, wc, airing cupboard housing cylinder.

Outside - The open plan front garden has lawn, shrubs, block paved driveway for 2 cars in tandem, single detached garage (20' x 10'), up & over door, light and power.
The private rear garden has patio, lawn, external water tap, power socket, fully fenced & walled boundaries.

Local Authority & Council Tax Info (Blaby) - This property falls within Blaby District Council (blaby.gov.uk)
It has a Council Tax Band of D which means a charge of £2375.51 for tax year ending March 2026
Please note: When a property changes ownership local authorities do reserve the right to re-calculate council tax bands.
For more information regarding school catchment areas please go to

Listed by

Leicester

Newby & Co

Reference: 87157248

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 07/03/2024

Current heating cost: £353/year

Potential heating cost: £353/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

floorplan 7 Shore Drive.png

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	24/10/2025 (7 months ago)	£370,000	—

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
22 GLENFIELD LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AH	£565,000	11/12/2023	Detached
Same street 3 SHORE DRIVE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2FE	£145,598	20/09/2023	Other
Same street 21 SHORE DRIVE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2FE	£104,650	20/09/2023	Other
4 GLENFIELD LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AH	£625,000	01/08/2022	Detached
112 MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP	£375,000	08/07/2022	Detached
399B RATBY LANE, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AQ	£425,000	04/04/2022	Detached
24 DESFORD ROAD, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2BB	£780,000	18/02/2022	Detached
98 MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP	£450,000	13/10/2021	Detached
110A MAIN STREET, KIRBY MUXLOE, LEICESTER, BLABY, LEICESTERSHIRE, LE9 2AP	£460,000	16/06/2021	Detached

Street average: £125,124 (2 sales)

Area average: £525,714 (7 sales)

Capital growth trend

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

5y growth 18.3%

10y growth 43.5%

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

1y (index) 1.1%

5y (index) 16.7%

10y (index) 48.9%

Rental Range

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

Low £820/mo

Realistic £911/mo

Optimistic £1,002/mo

Based on Postcode area LE → East Midlands.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View LE9 2FE

Nearby

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

Type	Name	Distance
Bus stop	Kirby Corner	0.1 miles
Shop	A A Moore & Son	0.2 miles
Shop	Castle Opticians	0.3 miles
Hospital	South Entrance	2.3 miles
Hospital	Main Entrance	2.4 miles
University	University of Leicester	3.2 miles
University	Unknown	3.7 miles
Train station	Unknown	3.9 miles

Street-level crime

Category	Count
Violence and sexual offences	18
Anti-social behaviour	4
Other theft	4
Criminal damage and arson	3
Burglary	2
Other crime	2
Public order	2
Drugs	1
Possession of weapons	1
Robbery	1
Shoplifting	1
Vehicle crime	1
Total incidents	40

Within 1 mile during Mar 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
Kirby Muxloe Primary School	Primary	0.5 miles	Good — 13 Oct 2016
Ratby Primary School	Primary	0.9 miles	Good — 15 Oct 2014
Lady Jane Grey Primary School	Primary	1.2 miles	Outstanding — 19 Mar 2015
Glenfield Primary School	Primary	1.2 miles	Good — 24 Jun 2024
Brookvale Groby Learning Campus	Secondary	1.2 miles	— (Inspected (no overall grade))

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, Priory Walk, LE3	£1,395/mo	3	1.09 miles	OpenRent
3 Bed Semi-Detached House, Bignal Drive, LE3	£1,195/mo	3	1.24 miles	OpenRent

Average rent: £1,295/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £161,875

Target investor price (1%) £129,500

Gross yield 4.2%

Cost-to-rent ratio 24×

Monthly cashflow £-326/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.6%

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).

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