# 2 bedroom semi-detached house for sale (LE10 2TL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 BROOKSIDE, HINCKLEY, BURBAGE, LEICESTERSHIRE LE10 2TL |
| Price | £170,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £235,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 26/04/2034
- **Current heating cost:** £1,390/year
- **Est. upgrade cost to C:** £17,823

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- F (£200 - £400)
- 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/2961-7341-3088-2427-8231)

## Description

NO CHAIN. Spacious traditional semi detached family home on a large corner plot. Popular and convenient location within walking distance of a parade of shops, doctors surgery, schools, the village centre, Hinckley town centre, train and bus station and good access to the A5 and M69 motorway. In need of modernisation and benefitting from gas central heating and UPVC SUDG. Offers entrance hall, lounge, UPVC SUDG conservatory, dining kitchen rear porch and brick store. Two bedrooms (previously 3), bathroom and separate WC. Good sized front and enclosed sunny rear garden. Ample room for a driveway and garage space subject to planning permission. Contact agent to view. Carpets included.

**Tenure** - FREEHOLD

**Accommodation** - UPVC SUDG and leaded front door to

**L-Shaped Entrance Hallway** - with double panelled radiator and thermostat for central heating system. Dog-legged stairway to first floor. Useful under stairs storage cupboard beneath housing the meters with power point. Door to

**Through Lounge** - 3.32 x 5.08 (10'10" x 16'7") - with wooden display fireplace incorporating a fitted gas fire with two radiators. TV aerial points. Wood panelled and glazed double doors to

**Inner Lobby** - with UPVC SUDG sliding patio doors to

**Upvc Sudg Conservatory** - 3.13 x 4.42 (10'3" x 14'6") - with UPVC SUDG sliding patio doors to rear garden.

**Dining Kitchen To Rear** - 3.89 x 3.93 (12'9" x 12'10") - with a range of pine fitted kitchen units consisting inset single drainer stainless steel sink unit with mixer taps above and cupboard beneath. Matching floor mounted cupboard units and drawers. Contrasting marble finish working surfaces above with inset four ring electric hob unit. Double oven with electric hob unit, grill beneath and extractor hood above. Tiled splashbacks. Further matching cupboard units and appliance recess points. Plumbing for automatic washing machine. Radiator. Wall mounted gas fired back boiler for central heating and domestic hot water with programmer. Walk in pantry with fitted shelving with original floor and lighting. UPVC SUDG door to

**Rear Porch** - UPV SUDG door to conservatory. Side access. Door to

**Brick Built Store Room** - 2.61 x 1.86 (8'6" x 6'1") - 

**First Floor Landing** - With airing cupboard housing the lagged copper cylinder fitted immersion heater, for supplementary hot water. Loft access

**Bedroom One (Previously Two)** - 6.03 x 3.32 (19'9" x 10'10") - Two radiators. Two built in double wardrobes with cupboards above.

**Bedroom Two To Rear** - 3.56 x 3.72 (11'8" x 12'2") - With built in double wardrobes in white with double cupboards above. Radiator.

**Family Bathroom** - 1.40 x 2.44 (4'7" x 8'0") - With panelled bath, with mixer tap and shower above. Vanity sink unit. Double cupboard beneath contrasting fully tiled surround. Radiator. Door to

**Seperate Wc** - With low level WC. With contrasting half tiled surround.

**Outside** - Property situated on a large corner plot. Set back from the road screened behind a low brick retaining wall and mature hedging. The front garden is principally laid to lawn with wrought iron gate. Wide slabbed access leads down the side of the property where there is a further side gate for access. Timber shed. Fenced and enclosed rear garden which has a slabbed patio adjacent to the rear of the property beyond which the garden is laid to lawn. To the top of the garden further double timber gates for access with ample room for a drive way or garage subject planning permission.

## Property Photos

- ![brookside...jpg](/listings/photos/149199845/949797) - brookside...jpg
- ![brookside BB  8.jpg](/listings/photos/149199845/949798) - brookside BB  8.jpg
- ![Bedroom one (previously two)](/listings/photos/149199845/949799) - Bedroom one (previously two)
- ![Through Lounge](/listings/photos/149199845/949800) - Through Lounge
- ![UPVC SUDG Conservatory](/listings/photos/149199845/949801) - UPVC SUDG Conservatory
- ![Bedroom two to rear](/listings/photos/149199845/949802) - Bedroom two to rear
- ![Family bathroom](/listings/photos/149199845/949803) - Family bathroom
- ![brookside BB  2.jpg](/listings/photos/149199845/949804) - brookside BB  2.jpg
- ![Outside](/listings/photos/149199845/949805) - Outside
- ![brookside BB  5.jpg](/listings/photos/149199845/949806) - brookside BB  5.jpg

## Floorplans

- ![44 Brookside BB .JPG](/listings/photos/149199845/949807) - 44 Brookside BB .JPG

## EPC Graphs

- ![EE Rating](/listings/photos/149199845/949808) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 BROOKSIDE, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2TL | £235,000 | 19/03/2026 | 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 |
|---------|-------|------|------|
| 174 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £218,000 | 28/07/2025 | Semi-detached |
| 21 HOLT ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2PY | £225,000 | 25/03/2025 | Semi-detached |
| 158 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £307,500 | 18/12/2023 | Semi-detached |
| 196 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £387,500 | 25/08/2023 | Semi-detached |
| 36 COWPER ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LP | £315,000 | 14/07/2023 | Semi-detached |
| 23 HILLSIDE ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LX | £320,000 | 15/12/2022 | Semi-detached |
| 164 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £383,000 | 11/11/2022 | Semi-detached |
| 13 LUCAS ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LZ | £261,000 | 14/10/2022 | Semi-detached |
| 165 BROOKSIDE, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2TQ | £215,000 | 24/08/2022 | Semi-detached |
| 25 HILLSIDE ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LX | £390,000 | 10/08/2022 | Semi-detached |
| 11 LUCAS ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LZ | £237,500 | 24/06/2022 | Semi-detached |
| [Same street] 72 BROOKSIDE, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2TL | £97,000 | 10/05/2022 | Terraced |
| 69 COWPER ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LW | £221,000 | 18/02/2022 | Semi-detached |
| 3 HILLSIDE ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LX | £261,000 | 22/12/2021 | Semi-detached |
| 186 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £248,000 | 17/12/2021 | Semi-detached |
| 156 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £300,000 | 10/12/2021 | Semi-detached |
| 160 RUGBY ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2ND | £320,000 | 17/11/2021 | Semi-detached |
| 1 DUDLEY RISE, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2XB | £183,000 | 15/10/2021 | Semi-detached |
| 72 FLETCHER ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2PS | £240,000 | 20/09/2021 | Semi-detached |
| 29 SPRINGFIELD ROAD, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 1AN | £370,000 | 03/09/2021 | Semi-detached |
| 48 COWPER ROAD, BURBAGE, HINCKLEY, HINCKLEY AND BOSWORTH, LEICESTERSHIRE, LE10 2LP | £235,000 | 04/08/2021 | Semi-detached |

**Street average:** £97,000 (1 sale)
**Area average:** £281,875 (20 sales)

## Price vs local average

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

- **Local average:** £251,241 (88 Semi-detached, LE10, 2024–2026)
- **Deviation:** -32.3%

## Rental Range

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

- **Low:** £833/mo
- **Realistic:** £926/mo
- **Optimistic:** £1,019/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leicester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 2 Bed Flat, Station Road - Medium-Long Term Let , LE10 | £2,400/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Station Road - Medium-Long Term Let , LE10 | £2,400/mo | 2 | 0.34 miles | OpenRent |

**Average rent: £2,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.41% (strong)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 16.9%
- **Cost-to-rent:** 5.9×
- **Monthly cashflow:** £1,466/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 35.7%

*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:** £2,615/m²

## Capital growth trend

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

- **5y growth:** 8.3%
- **10y growth:** 46.7%

## House Price Index (HM Land Registry)

*Official index for Hinckley and Bosworth; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 24.6%
- **10y growth (index):** 63.5%

## 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)