# 3 bedroom detached house for sale (LE13 1DH)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE STABLES, BROOK LANE, MELTON MOWBRAY, LEICESTERSHIRE LE13 1DH |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | TBC |
| Last sold | £407,500 Dec 2024 |

## Description

A fabulous opportunity to purchase this large property, originally the Stables for what was the Manor House. With so much potential, this could be, subject to planning permission, converted into multiple dwellings, or even modernised to create a fantastic family home. 

Located in a quiet lane in Melton Mowbray, this private, L-shaped, impressive substantial building is partially converted, comprising 3 bedrooms, 3 bathrooms, 2 living spaces, 1 working kitchen and a partially fitted kitchen upstairs in one wing, with a very large 2 storey workshop ripe for further conversion. With off street parking for 2 vehicles and a large garden, the possibilities are numerous. Book your viewing now!

## Property Photos

- ![Front of Property](/listings/photos/143393321/580705) - Front of Property
- ![Kitchen](/listings/photos/143393321/580706) - Kitchen
- ![Lounge Kitchen](/listings/photos/143393321/580709) - Lounge Kitchen
- ![Lounge Kitchen](/listings/photos/143393321/580713) - Lounge Kitchen
- ![Shower Room](/listings/photos/143393321/580716) - Shower Room
- ![1st Floor Lounge Diner](/listings/photos/143393321/580721) - 1st Floor Lounge Diner
- ![1st Floor Lounge Diner](/listings/photos/143393321/580726) - 1st Floor Lounge Diner
- ![1st Floor Kitchen](/listings/photos/143393321/580729) - 1st Floor Kitchen
- ![Landing](/listings/photos/143393321/580739) - Landing
- ![Bedroom 1](/listings/photos/143393321/580749) - Bedroom 1
- ![Ensuite](/listings/photos/143393321/580757) - Ensuite
- ![Bedroom 2](/listings/photos/143393321/580759) - Bedroom 2
- ![Bedroom3](/listings/photos/143393321/580763) - Bedroom3
- ![Bathroom](/listings/photos/143393321/580765) - Bathroom
- ![Workshop](/listings/photos/143393321/580767) - Workshop
- ![Loft Room](/listings/photos/143393321/580768) - Loft Room
- ![Loft Room](/listings/photos/143393321/580770) - Loft Room
- ![Garden](/listings/photos/143393321/580776) - Garden

## Floorplans

- ![2D Floorplan](/listings/photos/143393321/580783) - 2D Floorplan
- ![3D Floorplan](/listings/photos/143393321/580791) - 3D Floorplan

## EPC Graphs

- ![EPC 1](/listings/photos/143393321/580792) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE STABLES BROOK LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1DH | £407,500 | 06/12/2024 | 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 |
|---------|-------|------|------|
| 2 BALDOCKS LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1EN | £292,000 | 15/12/2025 | Detached |
| [Same street] 21 BROOK LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1DH | £450,000 | 19/10/2023 | Detached |
| 6 IRIS PLACE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0GS | £420,000 | 01/09/2023 | Detached |
| [Same street] 1 BROOK LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1DH | £146,000 | 23/06/2023 | Semi-detached |
| 50 BURTON ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1DJ | £295,000 | 09/06/2023 | Detached |
| 59 ANKLE HILL, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0QJ | £300,000 | 15/11/2022 | Detached |
| 55 CRAVEN STREET, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0QT | £320,000 | 10/11/2022 | Detached |
| 35 CRAVEN STREET, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0QT | £400,000 | 28/10/2022 | Detached |
| 13 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £385,000 | 28/10/2022 | Detached |
| 21 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £455,000 | 02/09/2022 | Detached |
| 33 BALDOCKS LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1EN | £290,000 | 19/04/2022 | Detached |
| 3 PADDOCK CLOSE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1HF | £255,000 | 19/04/2022 | Detached |
| 4 IRIS PLACE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0GS | £495,000 | 01/04/2022 | Detached |
| 26 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £382,500 | 31/03/2022 | Detached |
| 24 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £400,000 | 25/03/2022 | Detached |
| 20 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £400,000 | 21/03/2022 | Detached |
| 4 BALDOCKS LANE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 1EN | £240,000 | 27/01/2022 | Detached |
| 18 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £425,000 | 19/11/2021 | Detached |
| 12 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £415,000 | 30/09/2021 | Detached |
| 11 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £342,000 | 23/07/2021 | Detached |
| 2 IRIS PLACE, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0GS | £375,000 | 07/07/2021 | Detached |
| 7 KENNELMORE ROAD, MELTON MOWBRAY, MELTON, LEICESTERSHIRE, LE13 0RT | £485,000 | 02/07/2021 | Detached |

**Street average:** £298,000 (2 sales)
**Area average:** £368,575 (20 sales)

## Price vs local average

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

- **Local average:** £335,557 (38 Detached, LE13, 2024–2026)
- **Deviation:** +34.1%

## Rental Range

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

- **Low:** £711/mo
- **Realistic:** £790/mo
- **Optimistic:** £869/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, Oak Road, LE13 | £550/mo | 3 | 0.27 miles | OpenRent |
| 3 Bed Flat, Market Place, LE13 | £850/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Terraced House, Saxby Road, LE13 | £895/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Terraced House, Salisbury Avenue, LE13 | £950/mo | 3 | 0.61 miles | OpenRent |

**Average rent: £811/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £109,125
- **Target investor price (1%):** £87,300

*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 £873/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43×
- **Monthly cashflow:** £-1,011/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.3%

*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).*

## Capital growth trend

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

- **5y growth:** -4.5%
- **10y growth:** 9.8%

## House Price Index (HM Land Registry)

*Official index for Melton; Detached series; as of March 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 19.3%
- **10y growth (index):** 45.1%

## 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)