# 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

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.

## 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:** 18.2%
- **10y growth:** 60.8%

## 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)