# 3 bedroom semi-detached house for sale (LE2 9FG) ## Property Details | Key | Value | |-----|-------| | Address | 12 GARNETT CRESCENT, LEICESTER, LEICESTER LE2 9FG | | Price | £240,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Floor area | 92 m² | | Last sold | £245,000 Dec 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 17/12/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £646/year - **Est. upgrade cost to C:** £16,530 ### Recommendations - A2 (£850 - £1,500) - E (£55) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - O3 (£1,000 - £1,400) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9136-2818-7224-9094-8201) ## Description UNEXPECTEDLY BACK ON THE MARKET. Come and look around this larger than average three bedroom semi detached house on a corner plot with a conservatory and detached garage. This home is located close to local amenities. Accommodation comprises entrance, lounge, open plan kitchen diner, utility room, conservatory, shower room, three bedrooms and bathroom off the first floor landing, front shingled drive for four cars and access to the detached garage, rear garden. Entrance Via UPVC double glazed door, wood effect flooring, UPVC double glazed frosted window, wall light and wooden door into lounge Lounge 12'10 x 18'1 (3.91m x 5.51m) Oak wood flooring, UPVC double glazed window to front, ceiling light, radiator, various power points, wall mounted TV point and door leading into kitchen/breakfast room/diner Kitchen/Breakfast Room/Diner 10'6 x 18'2 (3.20m x 5.54m) Tiled flooring, base and eye level cupboards, wooden worktops, gas range space with extractor/cooker hood over, tiled splashbacks, power points at base level, end unit lighting, radiator, wall mounted TV point and UPVC double glazed French doors to conservatory Utility Room Tiled flooring, ceiling light, plumbing for washing machine, dryer space with ventilation point and fridge/freezer space Conservatory 11'6 x 13'3 (3.51m x 4.04m) Oak wood flooring, wall lighting, ceiling light with fan, radiator, TV point, various power points and door into downstairs shower room Downstairs Shower Room Tiled flooring, UPVC double glazed frosted window to rear, wash hand basin, heated towel rail, shower cubicle, ceiling light and extractor fan First Floor Landing Ceiling light, two storage cupboards and doors to three bedrooms and bathroom Bedroom Three 7'8 x 9' (2.34m x 2.74m) UPVC double glazed window to front, radiator, ceiling light, power point, TV point and wood effect flooring Bedroom Two 9'9 x 12'1 (2.97m x 3.68m) UPVC double glazed window to rear, radiator, ceiling light, power points, TV point and storage cupboard housing condensing combination boiler Bathroom Panelled bath with shower over and glazed screen, fully tiled walls, tiled flooring, pedestal wash hand basin, low level WC, ceiling light, chrome heated towel rail, UPVC double glazed frosted window to rear Bedroom One 10'2 x 10'6 (3.10m x 3.20m) UPVC double glazed window to front, radiator, ceiling light, power points and storage cupboard Front Of Property Shingle driveway with off road parking for three vehicles and access to garage Garage Up and over door, power and lighting Rear Of Property Patio area leading to a astro turf lawn and decking to the rear. ## Property Photos - ![Photo](/listings/photos/134348252/635121) - ![Photo](/listings/photos/134348252/635123) - ![Photo](/listings/photos/134348252/635124) - ![Photo](/listings/photos/134348252/635125) - ![Photo](/listings/photos/134348252/635126) - ![Photo](/listings/photos/134348252/635127) - ![Photo](/listings/photos/134348252/635128) - ![Photo](/listings/photos/134348252/635129) - ![Photo](/listings/photos/134348252/635130) - ![Photo](/listings/photos/134348252/635131) - ![Photo](/listings/photos/134348252/635132) - ![Photo](/listings/photos/134348252/635133) - ![Photo](/listings/photos/134348252/635134) - ![Photo](/listings/photos/134348252/635135) - ![Photo](/listings/photos/134348252/635136) - ![Photo](/listings/photos/134348252/635137) - ![Photo](/listings/photos/134348252/635138) - ![Photo](/listings/photos/134348252/635139) - ![Photo](/listings/photos/134348252/635140) - ![Photo](/listings/photos/134348252/635142) - ![Photo](/listings/photos/134348252/635143) - ![Photo](/listings/photos/134348252/635144) ## Floorplans - ![Floorplan 1](/listings/photos/134348252/635145) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/134348252/635146) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #4319929 - **Address:** 12 Garnett Crescent, LEICESTER, LE2 9FG - **Certificate Issued:** 18/12/2006 - **Work Completed:** 01/12/2006 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 GARNETT CRESCENT, LEICESTER, LE2 9FG | £245,000 | 04/12/2023 | Semi-detached | | 12 GARNETT CRESCENT, LEICESTER, LE2 9FG | £131,000 | 02/04/2015 | 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 | |---------|-------|------|------| | 124 STURDEE ROAD, LEICESTER, LE2 9FW | £220,000 | 13/10/2023 | Semi-detached | | 2 FORD RISE, LEICESTER, LE2 9LU | £277,000 | 19/06/2023 | Semi-detached | | 3 HESKETH AVENUE, LEICESTER, LE2 9GE | £176,000 | 14/04/2023 | Semi-detached | | [Same street] 33 GARNETT CRESCENT, LEICESTER, LE2 9FG | £185,000 | 10/02/2023 | Terraced | | [Same street] 34 GARNETT CRESCENT, LEICESTER, LE2 9FG | £208,000 | 04/11/2022 | Terraced | | 91 AMBLESIDE DRIVE, LEICESTER, LE2 9FD | £224,500 | 16/09/2022 | Semi-detached | | 97 AMBLESIDE DRIVE, LEICESTER, LE2 9FD | £185,350 | 22/08/2022 | Semi-detached | | [Same street] 2 GARNETT CRESCENT, LEICESTER, LE2 9FG | £255,000 | 25/07/2022 | Semi-detached | | 98 STURDEE ROAD, LEICESTER, LE2 9FW | £185,000 | 11/04/2022 | Semi-detached | | 66 AMBLESIDE DRIVE, LEICESTER, LE2 9LD | £168,000 | 12/01/2022 | Semi-detached | | 7 AMBLESIDE WAY, LEICESTER, LE2 9GJ | £166,000 | 17/12/2021 | Semi-detached | | 6 FORD RISE, LEICESTER, LE2 9LU | £210,000 | 03/12/2021 | Semi-detached | | [Same street] 11 GARNETT CRESCENT, LEICESTER, LE2 9FG | £176,500 | 29/10/2021 | Terraced | | 8 AUTUMN ROAD, LEICESTER, LE2 9GL | £177,750 | 25/10/2021 | Semi-detached | | 181 STURDEE ROAD, LEICESTER, LE2 9FY | £158,450 | 22/10/2021 | Semi-detached | | 86 STURDEE ROAD, LEICESTER, LE2 9FW | £185,000 | 18/06/2021 | Semi-detached | **Street average:** £206,125 (4 sales) **Area average:** £194,421 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £273,156 (99 Semi-detached, LE2, 2024–2026) - **Deviation:** -12.1% ## Rental Range *ONS Price Index of Private Rents (Leicester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £923/mo - **Realistic:** £1,025/mo - **Optimistic:** £1,128/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 Flat, Orange St, LE18 | £1,100/mo | 3 | 1.2 miles | OpenRent | **Average rent: £1,100/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £137,500 - **Target investor price (1%):** £110,000 *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 £1,100/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.2× - **Monthly cashflow:** £20/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.3% *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:** £2,609/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.5% - **10y growth:** 39.1% ## House Price Index (HM Land Registry) *Official index for Leicester; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.4% - **5y growth (index):** 19.5% - **10y growth (index):** 68.8% ## 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)