# 3 bedroom barn conversion for sale (LE7 9RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 CHESTNUT DRIVE, LEICESTER, BUSHBY, LEICESTERSHIRE LE7 9RB |
| Price | £389,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 167 m² |
| Last sold | £380,000 Jan 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/05/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £16,550

### Recommendations
- W2 (£4,000 - £6,000)
- E (£50)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0735-2855-7359-9705-3585)

## Description

A deceptively spacious three bedroom stable conversion situated within the highly desirable and sought after village of Bushby. Converted in the 1980s to form a two storey property offering spacious and flexible living accommodation with the benefit of gas fired central heating and double glazing and comprising entrance hall, breakfast kitchen with utility room off, superb lounge (measuring 6.969m x 5.686m) with sliding patio doors giving access to the gardens, dining room, the generous master bedroom is situated on the ground floor with extensive built in wardrobes and recently refitted wet room off, first floor, landing, two bedrooms, bathroom and separate wc. To the front of the property there is ample car standing leading to detached double garaging, mature gardens with large patio and shaped lawns.EPC D.

**Location** - The property is located on the fringes of the East Leicestershire village of Bushby which has a reputable primary school, a fine parish church, public house, bus services and recreational facilities. Shopping and supermarket facilities are available in Oadby and there is a Tesco at Hamilton. For the commuter Leicester has rail services to London St. Pancras and the M1 is accessible at Junction 21 which intersects with the M69.

**Viewing & Directional Note** - All viewings should be arranged through Andrew Granger & Co on 0116 2429922. From Leicester proceed east bound via Uppingham Road (A47) proceeding up Thurnby Hill and through Thurnby into Bushby, turning right onto Main Street and left onto Chestnut Drive whereby the property can be easily identified by an Andrew Granger & Co for sale board.

**Accommodation In Detail** - Converted in the 1980s to form a two storey property offering spacious and flexible living accommodation with the benefit of gas fired central heating and double glazing and comprising entrance hall, breakfast kitchen with utility room off, superb lounge (measuring 6.969m x 5.686m) with sliding patio doors giving access to the gardens, dining room, the generous master bedroom is situated on the ground floor with extensive built in wardrobes and recently refitted wet room off, first floor, landing, two bedrooms, bathroom and separate wc. To the front of the property there is ample car standing leading to detached double garaging, mature gardens with large patio and shaped lawns.

**Ground Floor** - 

**Entrance Hall** - Via front door with glazed inset, oak block wood flooring, two radiators, staircase rising to first floor.

**Cloaks/Wc** - Comprising low flush wc, wall mounted sink with tiled splashback, radiator and double glazed window to side elevation.

**Inner Hallway** - With oak block flooring and radiator.

**Breakfast Kitchen** - 4.388 x 3.087 (14'4" x 10'1") - Comprising a range of base and wall mounted cupboards with roll top work surface over and tiled surround, inset one and a half bowl sink and drainer unit with mixer tap over, Leisure Rangemaster cooker with decorative tiled surround, plumbing for dishwasher, double glazed windows overlooking the gardens, tiled flooring and doorway leading to utility room.

**Utility Room** - 3.362 x 1.869 (11'0" x 6'1") - With stable door giving access to the gardens, work surface, plumbing for washing machine and space for fridge/freezer, stainless steel sink and drainer unit, space for tumble dryer and wall mounted Worcester gas central heating boiler.

**Sitting Room** - 6.969 x 5.686 (22'10" x 18'7") - A delightful large principal reception room with living flame effect gas fire with brick surround and tiled hearth, three radiators, exposed ceiling beam, two double glazed windows overlooking the rear gardens, sliding patio doors giving access to outside and doorway leading to dining room.

**Dining Room** - 5.592 x 2.968 (18'4" x 9'8") - With double glazed window overlooking the gardens and radiator, exposed ceiling beams.

**Bedroom One** - 5.128 x 4.444 (16'9" x 14'6") - With multi paned double glazed window to both the front and side elevations, extensive built in wardrobes and two radiators.

**Wet Room** - A recently refitted wet room with low flush wc, wall mounted wash hand basin with tiled surround, wall tiling, shower with glazed doors and double glazed window.

**First Floor** - 

**Landing** - Useful storage cupboard.

**Bedroom Two** - 3.709 x 3.232 (12'2" x 10'7") - With multi paned double glazed window to front elevation, radiator, exposed beam and eave storage space.

**Bathroom** - Comprising bath with shower attachment, pedestal wash hand basin and velux window and radiator.

**Separate Wc** - Comprising low flush wc, radiator and velux window.

**Bedroom Three** - 3.469 x 3.781 (11'4" x 12'4") - With two velux windows and radiator.

**Outside** - To the front of the property there is ample car standing leading to detached double garage. The gardens can be accessed via timber gate leading to delightful gardens with large patio area immediately to the rear of the property, outside tap, shaped lawns with floral and herbaceous borders and further gravelled seating area.

**Double Garage** - 6.009 x 5.505 (19'8" x 18'0") - With two up and over doors and side personal doorway.

## Property Photos

- ![Front.JPG](/listings/photos/55479362/527040) - Front.JPG
- ![Hall.JPG](/listings/photos/55479362/527042) - Hall.JPG
- ![Kitchen.JPG](/listings/photos/55479362/527044) - Kitchen.JPG
- ![Dining.JPG](/listings/photos/55479362/527046) - Dining.JPG
- ![Lounge2.JPG](/listings/photos/55479362/527048) - Lounge2.JPG
- ![Mast.JPG](/listings/photos/55479362/527050) - Mast.JPG
- ![DSC_1958.JPG](/listings/photos/55479362/527052) - DSC_1958.JPG
- ![DSC_1970.JPG](/listings/photos/55479362/527053) - DSC_1970.JPG
- ![DSC_1964.JPG](/listings/photos/55479362/527055) - DSC_1964.JPG
- ![Rear2.JPG](/listings/photos/55479362/527057) - Rear2.JPG
- ![DSC_1971.JPG](/listings/photos/55479362/527058) - DSC_1971.JPG
- ![House.JPG](/listings/photos/55479362/527060) - House.JPG
- ![Garage.JPG](/listings/photos/55479362/527062) - Garage.JPG

## Floorplans

- ![The Stables, Chestnu](/listings/photos/55479362/527064) - The Stables, Chestnu
- ![The Stables, Chestnu](/listings/photos/55479362/527067) - The Stables, Chestnu

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #12140729
- **Address:** 9 Chestnut Drive, Bushby, LE7 9RB
- **Certificate Issued:** 09/01/2017
- **Work Completed:** 28/11/2016
- **Items:** 2 window(s)

### FENSA Certificate #12844470
- **Address:** 9 Chestnut Drive, Bushby, LE7 9RB
- **Certificate Issued:** 19/03/2018
- **Work Completed:** 19/02/2018
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #14181196
- **Address:** 9 Chestnut Drive, Bushby, LE7 9RB
- **Certificate Issued:** 06/09/2020
- **Work Completed:** 26/06/2020
- **Items:** 4 window(s)

### FENSA Certificate #14676031
- **Address:** 9 Chestnut Drive, Bushby, LE7 9RB
- **Certificate Issued:** 11/07/2021
- **Work Completed:** 02/06/2021
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 CHESTNUT DRIVE, BUSHBY, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9RB | £380,000 | 29/01/2016 | Detached |
| 9 CHESTNUT DRIVE, BUSHBY, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9RB | £165,000 | 01/03/1999 | 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] 6 CHESTNUT DRIVE, BUSHBY, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9RB | £395,000 | 17/11/2021 | Detached |
| [Same street] 8 CHESTNUT DRIVE, BUSHBY, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9RB | £765,000 | 23/07/2021 | Detached |

**Street average:** £580,000 (2 sales)

## Price vs local average

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

- **Local average:** £76,000 (2 Other, LE7, 2024–2026)
- **Deviation:** +413.1%

## Rental Range

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

- **Low:** £865/mo
- **Realistic:** £961/mo
- **Optimistic:** £1,057/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 Bungalow, Holmleigh Gardens, LE7 | £1,400/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Semi-Detached House, Station Road, LE7 | £1,300/mo | 3 | 0.66 miles | OpenRent |
| 3 Bed Bungalow, Station Road, LE7 | £1,300/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Bungalow, Telford Way, LE5 | £1,100/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Detached House, Springbrook Drive, LE7 | £1,650/mo | 3 | 0.69 miles | OpenRent |
| 3 Bed Detached House, Ada Lovelace Drive, LE7 | £1,550/mo | 3 | 0.7 miles | OpenRent |
| 3 Bed Bungalow, Rose Acre Close, LE7 | £1,200/mo | 3 | 0.87 miles | OpenRent |
| 3 Bed Semi-Detached House, Earlswood Road, LE5 | £1,350/mo | 3 | 0.89 miles | OpenRent |
| 3 Bed Semi-Detached House, Englefield Road, LE5 | £1,225/mo | 3 | 0.93 miles | OpenRent |
| 3 Bed Semi-Detached House, Hanbury Road Short Term Rental, LE5 | £3,750/mo | 3 | 0.96 miles | OpenRent |
| 3 Bed Terraced House, Kirkwall Crescent, LE5 | £1,100/mo | 3 | 1.03 miles | OpenRent |
| 3 Bed Semi-Detached House, Fulbeck Avenue, LE5 | £1,050/mo | 3 | 1.09 miles | OpenRent |

**Average rent: £1,498/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25×
- **Monthly cashflow:** £-391/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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:** £2,335/m²

## Capital growth trend

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

- **5y growth:** -99.7%
- **10y growth:** -99.6%

## House Price Index (HM Land Registry)

*Official index for Harborough; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 14.3%
- **10y growth (index):** 42.6%

## 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)