Sold STC Semi-detached

51 MILL LANE

LOUGHBOROUGH, BARROW UPON SOAR, LEICESTERSHIRE LE12 8LQ

3 beds 1 baths 1,066 sq ft Listed 9 Jan 2023 (-1251d)

£315,000

Guide Price

Reduced on 13 Feb 2023

Save

# 3 bedroom semi-detached house for sale (LE12 8LQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 MILL LANE, LOUGHBOROUGH, BARROW UPON SOAR, LEICESTERSHIRE LE12 8LQ |
| Price | £315,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 99 m² |
| Last sold | £308,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 09/01/2033
- **Current heating cost:** £901/year
- **Est. upgrade cost to C:** £26,705

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- E (£30)
- 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/0320-9294-0033-0002-1753)

## Description

Approach this home from Mill Lane across a block paved driveway and access via a new composite front door flowing through to the hallway with original checkerboard tiled flooring. The reception room is located to the left and at the end of the hallway is access to the kitchen. The lounge benefits from an attractive double-glazed window to the front elevation which enjoys a UPVC framed double glazed feature bay window to the front elevation with carpeted flooring, feature fireplace and radiator. The feature fireplace is fitted with a “real coal effect” gas fire with stunning cast iron surround and hearth.

The refitted kitchen has a range of wall and base level storage units with laminate worksurfaces over, inset stainless steel sink with draining unit, space for cooker, extractor unit over, column radiator, steps leading up to the rear reception area. This spacious room is versatile in its use and is currently a lounge/ diner with door leading out onto the garden. The downstairs bathroom is bright and airy and has UPVC frosted, double glazed window to the rear elevation the bathroom features a bath with rainfall shower over, w/c and savoy wash hand basin and heated towel rail, low level storage cupboard wall mounted combination boiler.

The first-floor landing has carpeted flooring fitted one year ago, window to side elevation and doors accessing the three bedrooms. The master bedroom is located to the front of the property and features an attractive double glazed feature bay window to the front elevation with views over the playpark, carpeted flooring, built in wardrobe and drawer unit, en suite W.C with wash hand basin. The second bedroom is located at the rear of the property and has UPVC double glazed window to the rear elevation overlooking the garden, carpet flooring, fitted wardrobes and radiator. Bedroom Three also has a UPVC double glazed window to the rear elevation, carpet flooring and radiator.

The front of this property boasts a block paved driveway allowing off road parking, a brick built retaining wall hosts a range of mature shrubs and steps lead up to the front door. A timber gate allows side access externally from front to rear. The rear garden is East facing and enjoys plenty of sunshine, it has been professionally landscaped with ease of maintenance in mind and it features patio area, timber sleepers retaining the laid lawn, further patio at the rear and a Milford, timber constructed greenhouse/ shed from Bentleys. The aspect at the rear is very open whist still maintaining a good amount of privacy, this generous plot is an excellent place to entertain family and friends.

## Property Photos

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- ![Plot  .jpg](/listings/photos/130530563/489014) - Plot  .jpg

## Floorplans

- ![51MillLane-High (2).jpg](/listings/photos/130530563/489017) - 51MillLane-High (2).jpg

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #16971016
- **Address:** 51 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 21/09/2025
- **Work Completed:** 21/08/2025
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #17043245
- **Address:** 51 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 09/11/2025
- **Work Completed:** 06/10/2025
- **Items:** 5 window(s)

### FENSA Certificate #14162532
- **Address:** 51 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 23/08/2020
- **Work Completed:** 31/07/2020
- **Items:** 10 window(s)

### FENSA Certificate #13894956
- **Address:** 51 Mill Lane, Barrow upon Soar, LE12 8LQ
- **Certificate Issued:** 08/12/2019
- **Work Completed:** 02/12/2019
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £308,000 | 26/05/2023 | Semi-detached |
| 51 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £220,000 | 01/04/2019 | Semi-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 |
|---------|-------|------|------|
| 25 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £325,000 | 12/12/2025 | Semi-detached |
| 3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB | £265,000 | 21/11/2025 | Semi-detached |
| [Same street] 31 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £322,000 | 07/02/2025 | Detached |
| [Same street] 7 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £322,000 | 13/12/2024 | Semi-detached |
| [Same street] 47 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £340,000 | 09/01/2024 | Semi-detached |
| 6 SILEBY ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LR | £377,000 | 10/11/2023 | Semi-detached |
| 10 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG | £300,000 | 29/11/2022 | Semi-detached |
| [Same street] 41 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £366,000 | 21/11/2022 | Semi-detached |
| 39 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £388,000 | 17/11/2022 | Semi-detached |
| 33 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £368,000 | 11/11/2022 | Semi-detached |
| 27 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE | £330,000 | 12/08/2022 | Semi-detached |
| 3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB | £295,000 | 01/07/2022 | Semi-detached |
| [Same street] 13 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £332,500 | 22/04/2022 | Semi-detached |
| 4 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ | £255,000 | 08/02/2022 | Semi-detached |
| [Same street] 53 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £330,000 | 30/11/2021 | Semi-detached |
| 2 ATTERBURY CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8US | £202,000 | 24/09/2021 | Semi-detached |
| 54 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ | £298,000 | 24/09/2021 | Semi-detached |
| 35 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG | £268,000 | 05/09/2021 | Semi-detached |
| [Same street] 39 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ | £281,500 | 13/08/2021 | Semi-detached |

**Street average:** £327,714 (7 sales)
**Area average:** £305,917 (12 sales)

## Price vs local average

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

- **Local average:** £278,865 (91 Semi-detached, LE12, 2024–2026)
- **Deviation:** +13%

## Rental Range

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

- **Low:** £857/mo
- **Realistic:** £952/mo
- **Optimistic:** £1,047/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 Detached House, Hutton Close, LE12 | £1,250/mo | 3 | 1.17 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £3,182/m²

## Capital growth trend

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

- **5y growth:** 20.5%
- **10y growth:** 65.9%

## House Price Index (HM Land Registry)

*Official index for Charnwood; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 21%
- **10y growth (index):** 53.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

99 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£308,000 May 2023

Price per m²

£3,182/m²

Local average

£278,865 (+13%)

Deprivation

Decile 8 (26,357 of 33,755)

Street crime

52 incidents within 1 mile (Apr 2026)

Key features

1930s SEMI DETACHED
OVERLOOKING PARK
WALK TO RIVER SOAR
CLOSE TO THE VILLAGE
GENEROUS GARDEN
EXTENDED TO REAR

Additional details

Parking: Yes
Garden: Yes

Description

This attractive1930s bay fronted residence is in the desirable Charnwood village of Barrow Upon Soar on the highly regarded Mill Lane, just a few moments walk to the river Soar. This home has undergone lots of modernising over the last few years, including a new roof, facias soffits, gutters, new double glazed windows to front, new Kitchen, block paved driveway and beautifully landscaped rear garden. The property has been extended to the rear to provide a generous living accommodation which flows out onto the East facing landscaped rear garden. The property is conveniently located close to the village centre with a range of pubs, shops, boutique, cafes to name just a few.

Approach this home from Mill Lane across a block paved driveway and access via a new composite front door flowing through to the hallway with original checkerboard tiled flooring. The reception room is located to the left and at the end of the hallway is access to the kitchen. The lounge benefits from an attractive double-glazed window to the front elevation which enjoys a UPVC framed double glazed feature bay window to the front elevation with carpeted flooring, feature fireplace and radiator. The feature fireplace is fitted with a “real coal effect” gas fire with stunning cast iron surround and hearth.

The refitted kitchen has a range of wall and base level storage units with laminate worksurfaces over, inset stainless steel sink with draining unit, space for cooker, extractor unit over, column radiator, steps leading up to the rear reception area. This spacious room is versatile in its use and is currently a lounge/ diner with door leading out onto the garden. The downstairs bathroom is bright and airy and has UPVC frosted, double glazed window to the rear elevation the bathroom features a bath with rainfall shower over, w/c and savoy wash hand basin and heated towel rail, low level storage cupboard wall mounted combination boiler.

The first-floor landing has carpeted flooring fitted one year ago, window to side elevation and doors accessing the three bedrooms. The master bedroom is located to the front of the property and features an attractive double glazed feature bay window to the front elevation with views over the playpark, carpeted flooring, built in wardrobe and drawer unit, en suite W.C with wash hand basin. The second bedroom is located at the rear of the property and has UPVC double glazed window to the rear elevation overlooking the garden, carpet flooring, fitted wardrobes and radiator. Bedroom Three also has a UPVC double glazed window to the rear elevation, carpet flooring and radiator.

The front of this property boasts a block paved driveway allowing off road parking, a brick built retaining wall hosts a range of mature shrubs and steps lead up to the front door. A timber gate allows side access externally from front to rear. The rear garden is East facing and enjoys plenty of sunshine, it has been professionally landscaped with ease of maintenance in mind and it features patio area, timber sleepers retaining the laid lawn, further patio at the rear and a Milford, timber constructed greenhouse/ shed from Bentleys. The aspect at the rear is very open whist still maintaining a good amount of privacy, this generous plot is an excellent place to entertain family and friends.

Listed by

Barrow Upon Soar

REZIDE GROUP

Reference: 130530563

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 10/01/2023

Expiry date: 09/01/2033

Current heating cost: £901/year

Potential heating cost: £502/year

Est. upgrade cost to C: £26,705

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£30)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

51MillLane-High (2).jpg

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16971016 Recent

Property Details

Street: 51 Mill Lane

Town: Barrow upon Soar

Postcode: LE12 8LQ

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 21/09/2025

Work Completed: 21/08/2025

This certificate data was retrieved from FENSA's database

FENSA Certificate #17043245 Recent

Property Details

Street: 51 Mill Lane

Town: Barrow upon Soar

Postcode: LE12 8LQ

Installation Details

Items: 5 windows

Certificate Issued: 09/11/2025

Work Completed: 06/10/2025

This certificate data was retrieved from FENSA's database

FENSA Certificate #14162532

Property Details

Street: 51 Mill Lane

Town: Barrow upon Soar

Postcode: LE12 8LQ

Installation Details

Items: 10 windows

Certificate Issued: 23/08/2020

Work Completed: 31/07/2020

This certificate data was retrieved from FENSA's database

FENSA Certificate #13894956

Property Details

Street: 51 Mill Lane

Town: Barrow upon Soar

Postcode: LE12 8LQ

Installation Details

Items: 1 window

Certificate Issued: 08/12/2019

Work Completed: 02/12/2019

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

40% since 2019

Event	Date	Price	% change
Sold	26/05/2023 (3 years ago)	£308,000	+40%
Sold	01/04/2019 (7 years ago)	£220,000	—

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
25 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE	£325,000	12/12/2025	Semi-detached
3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB	£265,000	21/11/2025	Semi-detached
Same street 31 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£322,000	07/02/2025	Detached
Same street 7 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£322,000	13/12/2024	Semi-detached
Same street 47 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£340,000	09/01/2024	Semi-detached
6 SILEBY ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LR	£377,000	10/11/2023	Semi-detached
10 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG	£300,000	29/11/2022	Semi-detached
Same street 41 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£366,000	21/11/2022	Semi-detached
39 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE	£388,000	17/11/2022	Semi-detached
33 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE	£368,000	11/11/2022	Semi-detached
27 AVON ROAD, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LE	£330,000	12/08/2022	Semi-detached
3 WARNER STREET, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8PB	£295,000	01/07/2022	Semi-detached
Same street 13 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£332,500	22/04/2022	Semi-detached
4 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ	£255,000	08/02/2022	Semi-detached
Same street 53 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£330,000	30/11/2021	Semi-detached
2 ATTERBURY CLOSE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8US	£202,000	24/09/2021	Semi-detached
54 RIBBLE DRIVE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LJ	£298,000	24/09/2021	Semi-detached
35 MARTIN AVENUE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LG	£268,000	05/09/2021	Semi-detached
Same street 39 MILL LANE, BARROW UPON SOAR, LOUGHBOROUGH, CHARNWOOD, LEICESTERSHIRE, LE12 8LQ	£281,500	13/08/2021	Semi-detached

Street average: £327,714 (7 sales)

Area average: £305,917 (12 sales)

Capital growth trend

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

5y growth 20.5%

10y growth 65.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Charnwood. Series: Semi-detached. As of March 2026.

1y (index) 2.7%

5y (index) 21%

10y (index) 53.7%

Rental Range

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

Low £857/mo

Realistic £952/mo

Optimistic £1,047/mo

Based on Local Authority from postcode lookup → Charnwood.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View LE12 8LQ

Nearby

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

Type	Name	Distance
Bus stop	Hunting Lodge	0.2 miles
Train station	Barrow-upon-Soar	0.2 miles
Bus stop	High Street	0.2 miles
Shop	Barrow Barber Co.	0.3 miles
Shop	Peppercorns	0.3 miles
Train station	Mountsorrel	1.4 miles
University	Loughborough University	3.9 miles
University	Loughborough University Science and Enterprise Park	4.4 miles
Hospital	Main Entrance	6.5 miles
Hospital	South Entrance	6.6 miles

Street-level crime

Category	Count
Violence and sexual offences	15
Criminal damage and arson	11
Anti-social behaviour	5
Shoplifting	5
Vehicle crime	5
Other theft	4
Public order	4
Burglary	3
Total incidents	52

Within 1 mile during Apr 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
Quorn Hall School	Other	0.1 miles	Requires improvement — 20 Nov 2023
Barrow Hall Orchard Church of England Primary School	Primary	0.4 miles	Good — 2 Sep 2015
Humphrey Perkins School	Secondary	0.6 miles	Good — 10 May 2020
Homefield College	Other	0.8 miles	— (No rating)
Rawlins	Secondary	1.0 miles	— (Inspected (no overall grade))

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 Detached House, Hutton Close, LE12	£1,250/mo	3	1.17 miles	OpenRent

Average rent: £1,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.8%

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).

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