# 3 bedroom town house for sale (LE3 5BW) ## Property Details | Key | Value | |-----|-------| | Address | Swan Place, Woodgate, LE3 5BW | | Price | £325,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | C | | Last sold | £299,995 | ## Description This beautifully presented three-bedroom mid-terrace home, built in October 2023 by Keepmoat, is the popular 'Enderby' design and benefits from the remainder of its NHBC warranty, offering peace of mind for years to come. Overlooking parkland to the front, the property enjoys an attractive open aspect and a double driveway providing off-road parking. To the rear, there is a fully slabbed, low-maintenance garden with stylish bi-fold doors creating a seamless connection between indoor and outdoor living. Internally, the accommodation is modern and thoughtfully laid out. The ground floor features a welcoming lounge and a contemporary open-plan kitchen diner complete with breakfast bar and a range of integrated appliances - ideal for both everyday family life and entertaining. To the first floor are three well-proportioned bedrooms, including a superb principal bedroom benefitting from its own private balcony and en-suite shower room. A modern family bathroom serves the remaining bedrooms. This nearly new home combines modern design, energy efficiency, and a desirable outlook, making it ideal for first-time buyers, families, or investors alike. Rooms and Measurements GROUND FLOOR Kitchen / Dining6.17m × 3.49m Lounge 4.74m × 3.14m WC 1.92m × 1.44m FIRST FLOOR Bedroom One 3.33m × 3.11 m En-suite 2.08m × 1.39m Bedroom Two 3.49m × 2.93m Bedroom Three 3.66 × 3.44 m Bathroom 2.61m × 1.92 m Location Situated within the highly regarded Woodgate development, this property enjoys a modern residential setting surrounded by green open spaces and scenic parkland. The area is popular with families and professionals alike, offering a blend of contemporary housing, landscaped walkways, and a strong community feel. Woodgate benefits from convenient access to local amenities including shops, supermarkets, cafés and healthcare facilities, while reputable primary and secondary schools are within easy reach. Excellent transport links provide straightforward connections to surrounding towns and city centres, with major road networks and public transport options nearby, making it ideal for commuters. The development also features attractive green areas, play parks and pedestrian-friendly spaces, perfect for outdoor activities and family life. Combining a peaceful outlook with everyday convenience, Woodgate offers modern suburban living in a well-connected location. Viewings and Directions Strictly by appointment only through the agent Fraser Stretton. Postcode for Sat Nav: LE3 5BW Council Tax Band: C Tenure: Freehold Service charge £164.52 per year Waterside Residents Management Company Limited ## Property Photos - ![Photo](/listings/photos/87641829/638327) - ![Photo](/listings/photos/87641829/638328) - ![Photo](/listings/photos/87641829/638329) - ![Photo](/listings/photos/87641829/638330) - ![Photo](/listings/photos/87641829/638331) - ![Photo](/listings/photos/87641829/638332) - ![Photo](/listings/photos/87641829/638333) - ![Photo](/listings/photos/87641829/638334) - ![Photo](/listings/photos/87641829/638335) - ![Photo](/listings/photos/87641829/638336) - ![Photo](/listings/photos/87641829/638337) - ![Photo](/listings/photos/87641829/638338) - ![Photo](/listings/photos/87641829/638339) - ![Photo](/listings/photos/87641829/638340) - ![Photo](/listings/photos/87641829/638341) - ![Photo](/listings/photos/87641829/638342) ## Floorplans - ![Floorplan 1](/listings/photos/87641829/638343) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/87641829/638344) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 SWAN PLACE, LEICESTER, LE3 5BW | £299,995 | 26/10/2023 | Terraced | ## 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 SOAR LANE, LEICESTER, LE3 5DE | £280,000 | 20/12/2023 | Terraced | | [Same street] 5 SWAN PLACE, LEICESTER, LE3 5BW | £303,495 | 27/10/2023 | Terraced | | 42 SOAR LANE, LEICESTER, LE3 5DE | £280,000 | 27/10/2023 | Terraced | | 36 SOAR LANE, LEICESTER, LE3 5DE | £345,000 | 29/09/2023 | Terraced | | 9 GRAND UNION EMBANKMENT, LEICESTER, LE3 5BT | £380,000 | 30/06/2023 | Terraced | | 3 GRAND UNION EMBANKMENT, LEICESTER, LE3 5BT | £410,000 | 30/06/2023 | Terraced | | 46 SOAR LANE, LEICESTER, LE3 5DE | £285,000 | 24/02/2023 | Terraced | | [Same street] 16 SWAN PLACE, LEICESTER, LE3 5BW | £339,995 | 28/10/2022 | Terraced | | [Same street] 14 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 30/09/2022 | Terraced | | [Same street] 12 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 30/09/2022 | Terraced | | [Same street] 10 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 23/09/2022 | Terraced | | [Same street] 8 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 12/09/2022 | Terraced | | [Same street] 6 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 30/08/2022 | Terraced | | [Same street] 4 SWAN PLACE, LEICESTER, LE3 5BW | £279,995 | 29/07/2022 | Terraced | | [Same street] 2 SWAN PLACE, LEICESTER, LE3 5BW | £284,995 | 29/07/2022 | Terraced | | 23 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 13/05/2022 | Terraced | | 17 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 12/05/2022 | Terraced | | 19 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 12/05/2022 | Terraced | | 11 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 29/04/2022 | Terraced | | 15 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 29/04/2022 | Terraced | | 13 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 29/04/2022 | Terraced | | 21 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 29/04/2022 | Terraced | | 25 SOAR LANE, LEICESTER, LE3 5DE | £261,900 | 29/04/2022 | Terraced | **Street average:** £289,828 (9 sales) **Area average:** £291,086 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £189,233 (103 Terraced, LE3, 2024–2026) - **Deviation:** +71.7% ## 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 Terraced House, Tudor Road, LE3 | £1,050/mo | 3 | 0.28 miles | OpenRent | | 3 Bed Terraced House, Tudor Road, LE3 | £1,250/mo | 3 | 0.33 miles | OpenRent | **Average rent: £1,150/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.35% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *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 £1,150/mo).* - **Gross yield:** 4.2% - **Cost-to-rent:** 23.6× - **Monthly cashflow:** £-270/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.4% *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:** -2.6% - **10y growth:** 41.2% ## House Price Index (HM Land Registry) *Official index for Leicester; Terraced series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 18.8% - **10y growth (index):** 67.7% ## 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)