# 3 bedroom town house for sale (LE3 9EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 BESTWOOD CLOSE, LEICESTER, LEICESTER LE3 9EY |
| Price | £260,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £260,000 Dec 2022 |

## Description

Located on the sought after Heathley Park with easy access to Leicester centre, hospitals, universities and major road networks this home benefits from open countryside views and must be viewed. Upon entry there is an entrance hall with downstairs WC, Utility room and bedroom three. Bedroom three has double doors to the garden and access can also be gained to the garden from the Utility room. On the first floor there is a spacious and light open plan Living Kitchen Dining area with Juliet balcony to both the front and rear elevation. Views over Gorse farm and countryside beyond creates a relaxing entertaining space. On the second floor there are two further bedrooms both benefitting from fitted wardrobes. A main bathroom completes the space. Outside at the front of the property there is a driveway and single garage. At the rear of the property there is a mature and well maintained rear garden.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/123901607/1338784) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/123901607/1338785) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9266584
- **Address:** 16 Bestwood Close, LEICESTER, LE3 9EY
- **Certificate Issued:** 07/01/2013
- **Work Completed:** 26/11/2012
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 BESTWOOD CLOSE, LEICESTER, LE3 9EY | £260,000 | 02/12/2022 | Terraced |
| 16 BESTWOOD CLOSE, LEICESTER, LE3 9EY | £139,950 | 24/10/2012 | 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 |
|---------|-------|------|------|
| 2 BRAMHAM CLOSE, LEICESTER, LE3 9EL | £175,000 | 17/10/2025 | Terraced |
| [Same street] 9 BESTWOOD CLOSE, LEICESTER, LE3 9EY | £180,000 | 10/12/2021 | Semi-detached |

**Street average:** £180,000 (1 sale)
**Area average:** £175,000 (1 sale)

## Price vs local average

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

- **Local average:** £188,221 (113 Terraced, LE3, 2024–2026)
- **Deviation:** +38.1%

## Rental Range

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

- **Low:** £922/mo
- **Realistic:** £1,024/mo
- **Optimistic:** £1,126/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, Birds Nest Avenue, LE3 | £1,300/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Semi-Detached House, Sandhurst Road, LE3 | £3,150/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £2,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.86% (okay)
- **Max investor price (0.8%):** £278,125
- **Target investor price (1%):** £222,500

*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 £2,225/mo).*

- **Gross yield:** 10.3%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £954/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.2%

*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:** 3%
- **10y growth:** 33.8%

## House Price Index (HM Land Registry)

*Official index for Leicester; Terraced series; as of April 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 20.1%
- **10y growth (index):** 68.6%

## 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)