# 3 bedroom semi-detached house for sale (LE12 8LQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39 MILL LANE, LOUGHBOROUGH, BARROW UPON SOAR, LEICESTERSHIRE LE12 8LQ |
| Price | £270,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 83 m² |
| Last sold | £281,500 Aug 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 29/06/2030
- **Current heating cost:** £786/year
- **Est. upgrade cost to C:** £22,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/8290-6226-6900-6760-5276)

## Description

This rare opportunity to acquire a three-bedroom semi-detached family home in the highly desirable village of Barrow Upon Soar is not one to be missed. Rarely available on the public market, this home is situated within Mill Lane, opposite the play park and enjoys an open aspect to the front and is just a short walk to The Navigation Inn.The property would benefit from internal renovation and has huge potential for further development subject to relevant consents.

**Full Description** - This rare opportunity to acquire a three-bedroom semi-detached family home in the highly desirable village of Barrow Upon Soar is not one to be missed. Rarely available on the public market, this home is situated within Mill Lane, opposite the play park and enjoys an open aspect to the front and is just a short walk to The Navigation Inn. The property would benefit from internal renovation and has huge potential for further development subject to relevant consents.  Approach via a generous driveway from Mill Lane and you are greeted by the laid lawn front garden with planted borders, driveway which stretches down to the side of the property and allows rear access and access to the detached garage.  The porch has uPVC door to the front, light point and tiled flooring. A further door allows access to the entrance hall. There is a door to the front, light point, radiator, stairs to the first floor with cupboard underneath. The Hallway has doors communicating to kitchen and lounge. The Bay fronted lounge is a bright and airy space and has light points and two radiators, a gas fire within the dining area and original fire within the lounge area. TV and telephone point. There are further windows and door to the rear that open onto the enclosed rear garden. This Galley kitchen offers a full range of wall and base units along with tiled splash backs, inset sink and drainer, built-in oven with gas hob above and extractor hood. There is also space for a fridge freezer and plumbing for a washing machine.  The first-floor landing has a window to the side, light point and loft hatch and doors leading to upstairs accommodation. The master bedroom is situated at the front and enjoys a stunning open view via a bay window to the front, light point, radiator and original fireplace. The second double bedroom is located at the rear and has a window to the rear, light point and radiator. The bathroom has opaque window to the rear, light point, lino flooring and part tiled wall, low flush WC, wash hand basin with splash backs and bath with shower above. The third bedroom is located at the front and has window viewing open aspect, light point & radiator.  External   The approach from Mill Lane via a gates access onto the hardstanding front driveway adjacent the laid lawn front garden with planted borders, driveway which stretches down to the side of the property and allows rear access and access to the detached garage. The rear plot is a generous sized split-level garden which is mainly laid lawn with mature shrub borders. There is lots of potential and space to extend this property further subject to relevant consents.

## Property Photos

- ![Photo](/listings/photos/111085271/489065)
- ![Photo](/listings/photos/111085271/489067)
- ![Photo](/listings/photos/111085271/489070)
- ![Photo](/listings/photos/111085271/489072)
- ![Photo](/listings/photos/111085271/489074)
- ![Photo](/listings/photos/111085271/489076)
- ![Photo](/listings/photos/111085271/489078)
- ![Photo](/listings/photos/111085271/489079)

## Floorplans

- ![Floorplan 1](/listings/photos/111085271/489080) - Floorplan 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #10857445
- **Address:** 39 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 09/03/2015
- **Work Completed:** 13/02/2015
- **Items:** 2 window(s)

### FENSA Certificate #7580901
- **Address:** 39 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 17/08/2010
- **Work Completed:** 25/06/2010
- **Items:** 1 door(s)

### FENSA Certificate #5537872
- **Address:** 39 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 17/03/2008
- **Work Completed:** 24/01/2008
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £281,500 | 13/08/2021 | Semi-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 |
|---------|-------|------|------|
| 25 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £325,000 | 12/12/2025 | Semi-detached |
| 3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB | £265,000 | 21/11/2025 | Semi-detached |
| [Same street] 31 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £322,000 | 07/02/2025 | Detached |
| [Same street] 7 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £322,000 | 13/12/2024 | Semi-detached |
| [Same street] 47 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £340,000 | 09/01/2024 | Semi-detached |
| 6 SILEBY ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LR | £377,000 | 10/11/2023 | Semi-detached |
| [Same street] 51 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £308,000 | 26/05/2023 | Semi-detached |
| 10 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG | £300,000 | 29/11/2022 | Semi-detached |
| [Same street] 41 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £366,000 | 21/11/2022 | Semi-detached |
| 39 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £388,000 | 17/11/2022 | Semi-detached |
| 33 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £368,000 | 11/11/2022 | Semi-detached |
| 27 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £330,000 | 12/08/2022 | Semi-detached |
| 3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB | £295,000 | 01/07/2022 | Semi-detached |
| [Same street] 13 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £332,500 | 22/04/2022 | Semi-detached |
| 4 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ | £255,000 | 08/02/2022 | Semi-detached |
| [Same street] 53 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £330,000 | 30/11/2021 | Semi-detached |
| 2 ATTERBURY CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8US | £202,000 | 24/09/2021 | Semi-detached |
| 54 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ | £298,000 | 24/09/2021 | Semi-detached |
| 35 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG | £268,000 | 05/09/2021 | Semi-detached |

**Street average:** £331,500 (7 sales)
**Area average:** £305,917 (12 sales)

## Price vs local average

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

- **Local average:** £278,865 (91 Semi-detached, LE12, 2024–2026)
- **Deviation:** -3.2%

## Rental Range

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

- **Low:** £857/mo
- **Realistic:** £952/mo
- **Optimistic:** £1,047/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 Detached House, Hutton Close, LE12 | £1,250/mo | 3 | 1.16 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £37/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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:** £3,253/m²

## Capital growth trend

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

- **5y growth:** 16.6%
- **10y growth:** 59.9%

## House Price Index (HM Land Registry)

*Official index for Charnwood; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 21%
- **10y growth (index):** 53.7%

## 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)