# 2 bedroom property for sale (LE16 9PB) ## Property Details | Key | Value | |-----|-------| | Address | 11 NEWCOMBE STREET, MARKET HARBOROUGH, LEICESTERSHIRE LE16 9PB | | Price | £180,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 86 m² | | Last sold | £177,000 Dec 2014 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 11/04/2033 - **Est. upgrade cost to C:** £18,515 ### Recommendations - Q (£4,000 - £14,000) - E (£15) - 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/9622-3025-3204-2397-9200) ## Description A newly refurbished and spacious two bedroomed Victorian mid-terrace home situated in a popular and sought after residential area of Market Harborough. Comprising an entrance hall, lounge, open plan dining room and fitted kitchen, utility room and cloaks/w.c. 2 double bedrooms and large bathroom. **Location** - The property is located to the south of the thriving town of Market Harborough which has excellent shopping and supermarket facilities, schools, professional services, leisure centre, a theatre, public houses and restaurants. The nearby railway station provides service to London St Pancras with the Eurostar link. The M1 is accessible at junction 20 and the A14 lies to the south. **Viewings And Directions** - Viewings should be arranged through the agents Andrew Granger & Company on 01858-431315. From the town centre, proceed southbound along Northampton Road passing through the traffic lights at the junction of Welland Park Road and Springfield Street, taking the next turning right into Nithsdale Avenue, continue along where No.11 Newcombe Street will be easily identified on the left hand side with an Andrew Granger & Co 'For Sale' board erected. **Accommodation In Detail** - With the benefit of UPVC double glazing and gas fired central heating the well presented accommodation briefly comprises **Ground Floor** - **Entrance** - Via half glazed obscure paned UPVC door into small entrance foyer with period style ceramic flooring. **Inner Hall** - Period timber obscure paned door into inner hall with period style ceramic flooring, old school style radiator, eye level consumer unit, stairs rising to first floor. **Lounge** - 3.84m(12'7'') x 3.05m(10'0'') - UPVC bay window to front elevation, old school style radiator, T.V. aerial socket, telephone point, feature fireplace with space for open grate or multi fuel log burner (the chimneys have been opened to working order, but currently not in use). **Dining Room** - 4.06m(13'4'') x 3.43m(11'3'') - Solid oak flooring, double glazed timber patio doors leading to rear elevation, T.V. aerial socket, contemporary wall mounted old school style radiator, built-in useful understairs storage cupboard with shelving for storage. **Dining Room** - Open plan to kitchen. **Kitchen** - 3.18m(10'5'') x 2.44m(8'0'') - Range of contemporary wall and base units with solid wood work surface, integrated under counter fridge, freezer and dishwasher. Belfast style ceramic sink with chrome mixer tap, solid wood work surface, ceramic tiled splashback, space for range cooker, stainless steel extractor above, UPVC window to side elevation, ceiling downlights, timber period latch and braced door leading through to utility. **Utility Room** - 2.13m(7'0'') x 1.37m(4'6'') - Ceramic tiled flooring, wall mounted gas fired boiler, space and plumbing for washing machine, UPVC window and door to side elevation, single radiator. Access to cloaks/w.c. **Cloaks/W.C.** - Ceramic tiled flooring, low flush w.c., wash hand basin with contemporary chrome tap, obscure paned UPVC window to rear elevation. **First Floor** - **Landing Area** - Access to loft space. **Bedroom 1** - 4.06m(13'4'') x 3.15m(10'4'') - Period feature cast iron fireplace, contemporary old school style radiator, two UPVC windows to front elevation, T.V. aerial socket, useful period built-in wardrobe. **Bedroom 2** - 3.45m(11'4'') x 3.10m(10'2'') - Contemporary old school style radiator, UPVC window to rear elevation, T.V. aerial socket, useful period built-in wardrobe. **Bedroom 2** - **Bathroom** - 3.02m(9'11'') x 2.41m(7'11'') - Slate tiled flooring, contemporary roll top bath with chrome mixer tap, low flush w.c., contemporary wash hand basin on wooden plinth with ceramic sink and chrome mixer tap, ceramic tiled splashback, large shower cubicle with ceramic tiled splashback, mains shower with glazed shower door, obscure paned UPVC window to rear elevation, chrome towel rail radiator, ceiling downlights, extractor fan. **Outside** - **Rear Garden** - To the rear of the property is a paved patio area, outside water tap, lawned garden, space for timber garden shed, gate to the rear giving access to the top of Patrick Street. Mature planted borders with an array of shrubs and plants. **Rear Garden** - **Rear Garden** - **Front Garden** - To the front of the property set behind a low level brick wall is a small courtyard style garden. **Fixtures And Fittings** - Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed. **Energy Efficiency Rating** - **Ground Floor Plan** - **First Floor Plan** - **Agent's Notice** - Andrew Granger & Co is a trading name of Andrew Granger & Co LLP; Registration No. OC316917. Registered office: Phoenix House, 52 High Street, Market Harborough, Leicestershire LE16 7AF. Andrew Granger & Co for themselves and the vendors/lessors of this property whose agents they are give notice that:- 1. Prospective purchasers/tenants should note that no statement in these details is to be relied upon as representation of fact and prospective purchasers/tenants should satisfy themselves by inspection or otherwise as to the accuracy of the statements contained. These particulars do not form part of any contract. 2. Please note that no appliances, services or installations have been tested and no guarantee as to condition or suitability is confirmed or implied. Prospective purchasers/tenants are advised to obtain verification from their surveyor or solicitor. 3. All measurements mentioned within these particulars are approximate. 4. No person in the employment of Andrew Granger & Co has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendors/lessors. 5. Site plans and floor plans are for guidance purposes only and are not to scale and should not be relied upon as a statement of fact. **Agent's Note** - Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct. Photographs are also provided for guidance purposes only. Contents, fixtures & fittings are excluded, unless specifically mentioned within these sales particulars. ## Property Photos - ![Photo](/listings/photos/48601031/438179) - ![Photo](/listings/photos/48601031/438181) - ![Photo](/listings/photos/48601031/438184) - ![Photo](/listings/photos/48601031/438188) - ![Photo](/listings/photos/48601031/438190) - ![Photo](/listings/photos/48601031/438194) - ![Photo](/listings/photos/48601031/438196) - ![Photo](/listings/photos/48601031/438198) - ![Photo](/listings/photos/48601031/438200) - ![Photo](/listings/photos/48601031/438203) - ![Photo](/listings/photos/48601031/438205) - ![Photo](/listings/photos/48601031/438208) - ![Photo](/listings/photos/48601031/438210) - ![Photo](/listings/photos/48601031/438212) - ![Photo](/listings/photos/48601031/438214) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £177,000 | 19/12/2014 | Terraced | | 11 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £114,950 | 19/10/2012 | 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 | |---------|-------|------|------| | [Same street] 19 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £250,000 | 01/08/2025 | Terraced | | [Same street] 44 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £500,000 | 11/07/2025 | Semi-detached | | [Same street] 32 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £495,000 | 13/03/2025 | Semi-detached | | [Same street] 6 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £338,000 | 24/01/2025 | Terraced | | [Same street] 23 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £280,000 | 24/05/2024 | Terraced | | [Same street] 43 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £410,000 | 19/05/2023 | Terraced | | 127 NORTHAMPTON ROAD, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9HD | £350,000 | 14/10/2022 | Other | | [Same street] 37 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £372,000 | 30/09/2022 | Terraced | | 87 GRANVILLE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9EU | £1,400,000 | 25/04/2022 | Other | | [Same street] 22 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £269,000 | 23/09/2021 | Terraced | | [Same street] 28 NEWCOMBE STREET, MARKET HARBOROUGH, HARBOROUGH, LEICESTERSHIRE, LE16 9PB | £265,000 | 16/08/2021 | Terraced | **Street average:** £353,222 (9 sales) **Area average:** £875,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £901,053 (6 Other, LE16, 2024–2026) - **Deviation:** -80% ## Rental Range *ONS Price Index of Private Rents (Harborough). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £866/mo - **Realistic:** £962/mo - **Optimistic:** £1,058/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Leicester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/mo ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £120,250 - **Target investor price (1%):** £96,200 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,093/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -73.9% - **10y growth:** 4.2% ## House Price Index (HM Land Registry) *Official index for Harborough; All dwelling types series; as of March 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 14.3% - **10y growth (index):** 42.6% ## 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)