Sold Bungalow

32 RATBY LANE

LEICESTER, LEICESTER FOREST EAST, LEICESTERSHIRE LE3 3LF

3 beds 2 baths 1,249 sq ft Listed 8 Feb 2020 (-2366d)

£390,000

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# 3 bedroom bungalow for sale (LE3 3LF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 RATBY LANE, LEICESTER, LEICESTER FOREST EAST, LEICESTERSHIRE LE3 3LF |
| Price | £390,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 116 m² |
| Last sold | £364,000 Sep 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/02/2030

### Recommendations
- W2 (6,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8220-7122-6170-9938-8292)

## Description

A rare opportunity to acquire a substantial detached bungalow in immaculate condition close to amenities and set well back from the road.

This immaculately presented, spacious, detached bungalow is situated in the popular area of Leicester Forest east. The three bedroom detached bungalow occupying a highly sought after position situated within the desirable area. This well established and superbly maintained family home within leafy and exclusive residential area.

With amazing garden views and a double garage.

## Property Photos

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## EPC Graphs

- ![EPC 1](/listings/photos/89264081/1636550) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #11000344
- **Address:** 32 Ratby Lane, Leicester Forest East, LE3 3LF
- **Certificate Issued:** 19/05/2015
- **Work Completed:** 21/04/2015
- **Items:** 2 window(s)

### FENSA Certificate #7882022
- **Address:** 32 Ratby Lane, Leicester Forest East, LE3 3LF
- **Certificate Issued:** 27/12/2010
- **Work Completed:** 10/12/2010
- **Items:** 1 window(s), 2 door(s)

### FENSA Certificate #6178296
- **Address:** 32 Ratby Lane, Leicester Forest East, LE3 3LF
- **Certificate Issued:** 15/12/2008
- **Work Completed:** 01/07/2008
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 RATBY LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LF | £364,000 | 11/09/2020 | Detached |
| 32 RATBY LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LF | £246,000 | 21/08/2007 | 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 |
|---------|-------|------|------|
| 17C HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE | £390,000 | 14/07/2025 | Detached |
| 17D HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE | £426,000 | 13/12/2024 | Detached |
| [Same street] 28 RATBY LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LF | £305,000 | 28/04/2023 | Semi-detached |
| 71 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3GL | £490,000 | 13/01/2023 | Detached |
| 23 HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE | £310,000 | 31/08/2022 | Detached |
| 35 HOLMFIELD AVENUE EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FD | £295,000 | 22/09/2021 | Detached |
| 17A HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE | £320,000 | 17/09/2021 | Detached |
| 56 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3GH | £450,000 | 07/09/2021 | Detached |
| 9A ELLIOTT DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FA | £283,000 | 12/08/2021 | Detached |

**Street average:** £305,000 (1 sale)
**Area average:** £370,500 (8 sales)

## Price vs local average

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

- **Local average:** £380,102 (58 Detached, LE3, 2024–2026)
- **Deviation:** +2.6%

## Rental Range

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

- **Low:** £891/mo
- **Realistic:** £990/mo
- **Optimistic:** £1,089/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, Radford Drive, LE3 | £1,150/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Park Drive, LE3 | £1,200/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Hockley Farm Road, LE3 | £1,100/mo | 3 | 0.35 miles | OpenRent |
| 3 Bed Semi-Detached House, Priory Walk, LE3 | £1,395/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Semi-Detached House, Hockley Farm Road, LE3 | £1,200/mo | 3 | 0.61 miles | OpenRent |
| 3 Bed Semi-Detached House, Hockley Farm Road, LE3 | £1,200/mo | 3 | 0.61 miles | OpenRent |
| 3 Bed Detached House, Seaton Road, LE3 | £1,300/mo | 3 | 0.75 miles | OpenRent |

**Average rent: £1,221/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.1×
- **Monthly cashflow:** £-481/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*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:** £3,362/m²

## Capital growth trend

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

- **5y growth:** 46.5%
- **10y growth:** 51.5%

## House Price Index (HM Land Registry)

*Official index for Blaby; Detached series; as of April 2026.*

- **1y growth (index):** -0.1%
- **5y growth (index):** 16.6%
- **10y growth (index):** 51.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

116 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£364,000 Sep 2020

Price per m²

£3,362/m²

Local average

£380,102 (+2.6%)

Deprivation

Decile 8 (25,046 of 33,755)

Street crime

216 incidents within 1 mile (May 2026)

Key features

Location
Two wet rooms
Double bedrooms
Double garage
Family home
Local to amenities

Additional details

Parking: Yes
Garden: Yes

Description

A rare opportunity to acquire a substantial detached bungalow in immaculate condition close to amenities and set well back from the road.

This immaculately presented, spacious, detached bungalow is situated in the popular area of Leicester Forest east. The three bedroom detached bungalow occupying a highly sought after position situated within the desirable area. This well established and superbly maintained family home within leafy and exclusive residential area.

With amazing garden views and a double garage.

Listed by

Leicester

Spicerhaart

Reference: 89264081

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 18/02/2020

Expiry date: 17/02/2030

Recommendations

Floor insulation (solid floor) (6,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11000344

Property Details

Street: 32 Ratby Lane

Town: Leicester Forest East

Postcode: LE3 3LF

Installation Details

Items: 2 windows

Certificate Issued: 19/05/2015

Work Completed: 21/04/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #7882022

Property Details

Street: 32 Ratby Lane

Town: Leicester Forest East

Postcode: LE3 3LF

Installation Details

Items: 1 window and 2 doors

Certificate Issued: 27/12/2010

Work Completed: 10/12/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #6178296

Property Details

Street: 32 Ratby Lane

Town: Leicester Forest East

Postcode: LE3 3LF

Installation Details

Items: 4 windows

Certificate Issued: 15/12/2008

Work Completed: 01/07/2008

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

48% since 2007

Event	Date	Price	% change
Sold	11/09/2020 (5 years ago)	£364,000	+48%
Sold	21/08/2007 (18 years ago)	£246,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
17C HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE	£390,000	14/07/2025	Detached
17D HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE	£426,000	13/12/2024	Detached
Same street 28 RATBY LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LF	£305,000	28/04/2023	Semi-detached
71 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3GL	£490,000	13/01/2023	Detached
23 HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE	£310,000	31/08/2022	Detached
35 HOLMFIELD AVENUE EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FD	£295,000	22/09/2021	Detached
17A HOLMFIELD AVENUE WEST, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FE	£320,000	17/09/2021	Detached
56 HINCKLEY ROAD, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3GH	£450,000	07/09/2021	Detached
9A ELLIOTT DRIVE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3FA	£283,000	12/08/2021	Detached

Street average: £305,000 (1 sale)

Area average: £370,500 (8 sales)

Capital growth trend

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

5y growth 46.5%

10y growth 51.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Blaby. Series: Detached. As of April 2026.

1y (index) -0.1%

5y (index) 16.6%

10y (index) 51.1%

Rental Range

Estimated market rent for Blaby. Low = conservative, Realistic = average, Optimistic = best case.

Low £891/mo

Realistic £990/mo

Optimistic £1,089/mo

Based on Local Authority from postcode lookup → Blaby.

LHA (30th percentile) floor for Leicester: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LE3 3LF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Meynells Gorse	0.0 miles
Shop	Braunstone Crossroads Motors	0.1 miles
Shop	Hayre Newsagents	0.1 miles
Hospital	South Entrance	2.0 miles
Hospital	Main Entrance	2.1 miles
University	University of Leicester	2.8 miles
Train station	Unknown	3.0 miles
Train station	Leicester	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	78
Anti-social behaviour	32
Criminal damage and arson	30
Other theft	17
Public order	15
Vehicle crime	11
Burglary	8
Shoplifting	8
Robbery	6
Drugs	4
Possession of weapons	3
Bicycle theft	2
Other crime	2
Total incidents	216

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Fossebrook Primary School	Primary	0.3 miles	Good — 22 May 2019
Stafford Leys Community Primary School	Primary	0.8 miles	Good — 24 Aug 2021
Emmanuel Christian School	Other	0.8 miles	Inadequate — 29 Mar 2022
Braunstone Frith Primary Academy	Primary	0.8 miles	Good — 17 Apr 2024
Braunstone Community Primary School	Primary	0.9 miles	Good — 10 Oct 2019

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, Radford Drive, LE3	£1,150/mo	3	0.34 miles	OpenRent
3 Bed Semi-Detached House, Park Drive, LE3	£1,200/mo	3	0.34 miles	OpenRent
3 Bed Semi-Detached House, Hockley Farm Road, LE3	£1,100/mo	3	0.35 miles	OpenRent
3 Bed Semi-Detached House, Priory Walk, LE3	£1,395/mo	3	0.5 miles	OpenRent
3 Bed Semi-Detached House, Hockley Farm Road, LE3	£1,200/mo	3	0.61 miles	OpenRent
3 Bed Semi-Detached House, Hockley Farm Road, LE3	£1,200/mo	3	0.61 miles	OpenRent
3 Bed Detached House, Seaton Road, LE3	£1,300/mo	3	0.75 miles	OpenRent

Average rent: £1,221/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 3.7%

Cost-to-rent ratio 27.1×

Monthly cashflow £-481/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).