# 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 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 ## Property Photos - ![IMG_5135.JPG](/listings/photos/87157248/247164) - IMG_5135.JPG - ![IMG_5149.JPG](/listings/photos/87157248/247165) - IMG_5149.JPG - ![IMG_5150.JPG](/listings/photos/87157248/247166) - IMG_5150.JPG - ![IMG_5137.JPG](/listings/photos/87157248/247167) - IMG_5137.JPG - ![IMG_5154.JPG](/listings/photos/87157248/247168) - IMG_5154.JPG - ![IMG_5152.JPG](/listings/photos/87157248/247169) - IMG_5152.JPG - ![IMG_5151.JPG](/listings/photos/87157248/247170) - IMG_5151.JPG - ![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:** 11.5% - **10y growth:** 41.7% ## 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)