Let Flat

9A

JOHNS COURT, LEICESTER, BLABY, LEICESTERSHIRE LE8 4DJ

2 beds 678 sq ft Listed 6 Feb 2017 (-3463d)

£500 pcm

Save

# 2 bedroom flat for rent (LE8 4DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9A, JOHNS COURT, LEICESTER, BLABY, LEICESTERSHIRE LE8 4DJ |
| Price | £500 pcm |
| Bedrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 63 m² |
| Last sold | £80,000 May 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** D
- **Expiry date:** 10/12/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,202/year
- **Est. upgrade cost to C:** £7,438

### Recommendations
- B (£500 - £1,500)
- C (£15 - £30)
- E (£15)
- L2 (£1,200 - £1,800)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8164-6222-8149-2959-8996)

## Description

**LOCATION: **

From our office take a right along Lutterworth Road, turn right into the precinct where the property is situated above Greggs.

**HALL: **

With storage heater and built in cupboard.

**KITCHEN: **

**2.07m (6ft 9in) x 3.94m (12ft 11in)  maximum measurements taken**

Having a range of base and wall units, plumbing for washing machine, one and half sink and window to the side elevation.

**BEDROOM TWO: **

**2.11m (6ft 11in) x 4.05m (13ft 3in)  maximum measurements taken**

With window to the rear elevation and laminated floor.

**BEDROOM ONE: **

**3.5m (11ft 6in) x 2.84m (9ft 4in)  maximum measurements taken**

With window to the rear elevation, storage heater, television point and fitted wardrobe.

**BATHROOM: **

**2.11m (6ft 11in) x 1.9m (6ft 3in)  maximum measurements taken**

With window to the side elevation, bath, electric shower over and low flush wc.

**LOUNGE: **

**4.7m (15ft 5in) x 3.9m (12ft 10in)  maximum measurements taken**

Large lounge with window to the front elevation, storage heater and television point.

**OUTSIDE: **

The property is accessed via a set of stairs and shares access with four flats, the property overlooks St Johns court and is in the centre of Blaby.

## Property Photos

- ![Main Picture](/listings/photos/46749657/1653573) - Main Picture
- ![KITCHEN](/listings/photos/46749657/1653574) - KITCHEN
- ![BEDROOM TWO](/listings/photos/46749657/1653575) - BEDROOM TWO
- ![BEDROOM ONE](/listings/photos/46749657/1653576) - BEDROOM ONE
- ![BATHROOM](/listings/photos/46749657/1653577) - BATHROOM
- ![LOUNGE](/listings/photos/46749657/1653578) - LOUNGE
- ![OUTSIDE](/listings/photos/46749657/1653579) - OUTSIDE

## Floorplans

- ![FLOOR PLAN](/listings/photos/46749657/1653580) - FLOOR PLAN

## 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):** £648/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Twickenham Road, LE2 | £995/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Maisonette, Henray Av, LE2 | £745/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Semi-Detached House, Autumn Road, LE2 | £1,050/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Terraced House, Ambleside Drive, LE2 | £925/mo | 2 | 1.06 miles | OpenRent |
| 2 Bed End Terrace, Ambleside Drive, LE2 | £990/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Semi-Detached House, Orange St, LE18 | £995/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £950/mo (6 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £993/mo).*

- **Gross yield:** 2383.2%
- **Monthly cashflow:** £867/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7172.9%

*Gross yield = annual rent as % of price (no costs). 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:** £8/m²

## 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)

Main Picture KITCHEN BEDROOM TWO BEDROOM ONE BATHROOM LOUNGE OUTSIDE

/ 7

Property details

Tenure

LEASEHOLD

Floor area

63 m²

EPC rating

Year built

England and Wales: 1967-1975

Deprivation

Decile 7 (21,179 of 33,755)

Street crime

156 incidents within 1 mile (May 2026)

Key features

A large two bedroom first floor flat benefitting from electric heating and situated in the centre of
kitchen
two bedrooms
bathroom and lounge. VIEWING IS RECOMMENDED TO APPRECIATE THE ACCOMMODATION ON OFFER.

Additional details

Parking: On street

Description

A large two bedroom first floor flat benefitting from electric heating and situated in the centre of Blaby. The property briefly comprises of entrance hall, kitchen, two bedrooms, bathroom and lounge. VIEWING IS RECOMMENDED TO APPRECIATE THE ACCOMMODATION ON OFFER.

LOCATION:
From our office take a right along Lutterworth Road, turn right into the precinct where the property is situated above Greggs.

HALL:
With storage heater and built in cupboard.

KITCHEN:
2.07m (6ft 9in) x 3.94m (12ft 11in) maximum measurements taken
Having a range of base and wall units, plumbing for washing machine, one and half sink and window to the side elevation.

BEDROOM TWO:
2.11m (6ft 11in) x 4.05m (13ft 3in) maximum measurements taken
With window to the rear elevation and laminated floor.

BEDROOM ONE:
3.5m (11ft 6in) x 2.84m (9ft 4in) maximum measurements taken
With window to the rear elevation, storage heater, television point and fitted wardrobe.

BATHROOM:
2.11m (6ft 11in) x 1.9m (6ft 3in) maximum measurements taken
With window to the side elevation, bath, electric shower over and low flush wc.

LOUNGE:
4.7m (15ft 5in) x 3.9m (12ft 10in) maximum measurements taken
Large lounge with window to the front elevation, storage heater and television point.

OUTSIDE:
The property is accessed via a set of stairs and shares access with four flats, the property overlooks St Johns court and is in the centre of Blaby.

Listed by

Blaby

Thorp's

Reference: 46749657

EPC Rating & Upgrade Cost

This certificate expired on 10/12/2024. A new EPC may be required before the property can be marketed or let.

Current rating: F

Potential rating: D

Inspection date: 11/12/2014

Expiry date: 10/12/2024 (expired)

Current heating cost: £1,202/year

Potential heating cost: £721/year

Est. upgrade cost to C: £7,438

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£15)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Floorplans

FLOOR PLAN

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: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LE8 4DJ

Nearby

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

Type	Name	Distance
Shop	Card Factory	0.0 miles
Shop	Twins News	0.0 miles
Bus stop	Forge Corner	0.0 miles
Bus stop	Bulls Head PH	0.0 miles
Train station	South Wigston	1.4 miles
Train station	Narborough	1.7 miles
Hospital	Stewart House	2.0 miles
University	University of Leicester	3.1 miles
Hospital	South Entrance	5.5 miles

Street-level crime

Category	Count
Violence and sexual offences	59
Anti-social behaviour	39
Criminal damage and arson	21
Public order	8
Vehicle crime	7
Other theft	6
Burglary	4
Shoplifting	4
Other crime	3
Drugs	2
Possession of weapons	1
Robbery	1
Theft from the person	1
Total incidents	156

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
Blaby Stokes Church of England Primary School	Primary	0.3 miles	Requires improvement — 21 Sep 2022
Blaby Thistly Meadow Primary School	Primary	0.4 miles	Good — 23 Jan 2018
St Peter's Church of England Primary School Whetstone	Primary	0.6 miles	Good — 12 Nov 2023
Foxfields Academy	Other	0.6 miles	Good — 8 Mar 2023
Glen Hills Primary School	Primary	0.9 miles	Good — 28 Oct 2018

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
2 Bed Semi-Detached House, Twickenham Road, LE2	£995/mo	2	0.75 miles	OpenRent
2 Bed Maisonette, Henray Av, LE2	£745/mo	2	0.76 miles	OpenRent
2 Bed Semi-Detached House, Autumn Road, LE2	£1,050/mo	2	1.03 miles	OpenRent
2 Bed Terraced House, Ambleside Drive, LE2	£925/mo	2	1.06 miles	OpenRent
2 Bed End Terrace, Ambleside Drive, LE2	£990/mo	2	1.07 miles	OpenRent
2 Bed Semi-Detached House, Orange St, LE18	£995/mo	2	1.2 miles	OpenRent

Average rent: £950/mo (6 listings)