# 9 bedroom detached house for sale (LE7 9AB) ## Property Details | Key | Value | |-----|-------| | Address | 15 BROOK LANE, LEICESTER, BILLESDON, LEICESTERSHIRE LE7 9AB | | Price | £350,000 | | Bedrooms | 9 | | Bathrooms | 3 | | Council tax | E | | Construction age | England and Wales: before 1900 | | Floor area | 250 m² | | Last sold | £410,000 Jun 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** G - **Potential rating:** C - **Expiry date:** 01/04/2034 - **Current heating cost:** £9,403/year - **Est. upgrade cost to C:** £28,588 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - C (£15 - £30) - D (£80 - £120) - E (£65) - S (£3,000 - £7,000) - O (£3,300 - £6,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2734-0524-8300-0702-6206) ## Description For Sale By Public Auction An exciting opportunity to purchase ‘The Academy’, a property with a rich history located within the heart of Billesdon Village, Leicestershire. This wonderful property, formerly the old schoolhouse for the village which specialised in music, has been under the same ownership for many years and offers an impressive plot with the house itself spread across three-floors. With an array of potential options including development and refurbishment (subject to necessary planning permissions) the property would be well-suited to a purchaser ready, willing, and able to restore this home to its former glory. The property has a generous plot stretching to approximately 0.449 acres, an array of historic characterful features and the residence itself offering in brief a grand entrance hallway, lounge, dining room, kitchen, utility room, three further reception rooms and the downstairs bathroom to the ground floor. Ascending to the first floor to find five well-proportion bedrooms, bathroom, shower room and kitchenette and the second floor offering a further four bedrooms, with one benefitting from en suite facilities. Externally the property is set within established grounds and is positioned conveniently close by to local amenities. We await approval of these particulars by our seller. Auction Details: Auction Live Event Wednesday 7th May 2025, 6pm Hinckley Golf Club **Auction Terms** - The property will unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor and are contained within the Auction Legal Pack. This pack is available to download to registered bidders. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not. The sale of this property will take place on the stated date by way of a live, in-room auction and is being sold as Unconditional with a Fixed Fee. Some sellers may consider a pre-auction offer, and the Lot may be sold or withdrawn before the auction. Binding contracts of sale will be exchanged at the point of sale. **Auction Deposit And Fees** - The following deposits and non-refundable auctioneer’s fee apply: • 10% deposit (subject to a minimum of £5,000) • Buyer’s Premium of £1,500 inc. VAT There may be additional costs listed in the Special Conditions of Sale, which will be available to view within the Legal Pack. These additional costs will be payable to the seller’s solicitor on Completion. You must read the Legal Pack carefully before bidding. **Guide Price & Reserve Price** - The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single-figure guide. (RICS Common Auction Conditions 4th Edition). **Plans** - Plans shown are for identification purposes only. **Services** - The auctioneer understands that mains water, drainage, and electricity are connected to the property, though these services have not been tested. Buyers are advised to make their own enquiries to confirm the connected services. **Directions** - What Three Words: Search /// blip.pinches.escapades **Tenure And Possession** - The property and land are freehold. Vacant possession will be given upon completion which is normally 20 working days after the auction. Please refer to the Legal Pack for further details. **Bidder Registration And Auction Legal Pack** - If you would like to register to bid, please head to the following link: passport.eigroup.co.uk/bidder-registration/sheldon-bosley-knight/ You can opt to bid in person, online, by telephone or by proxy. You will also be able to download the Auction Legal Pack for the Lot you are interested in here: auctioneertemplates.eigroup.co.uk/guides.aspx?a=1236&c=sbk The Auction Passport requires you to input the details of your solicitor. If you would like to use our own preferred solicitors, please let us know and I will arrange for a quote to be sent to you. If this is the first time you have accessed Auction Passport, just press the green button on the left-hand side ‘Click here to sign up for free' to create a new account. **Legal Documents & Additional Costs** - It is essential bidders check the legal documents prior to bidding and take professional advice. Special Conditions of Sale can contain additional costs (that is costs over and above the price the lot is ‘knocked down’ at) and bidders are deemed to be aware of any additional costs prior to bidding. **Viewings** - All viewings are by appointment only through the Auction Department ## Property Photos - ![Photo](/listings/photos/160336610/1652653) - ![Photo](/listings/photos/160336610/1652654) - ![Photo](/listings/photos/160336610/1652655) - ![Photo](/listings/photos/160336610/1652656) - ![Photo](/listings/photos/160336610/1652657) - ![Photo](/listings/photos/160336610/1652658) - ![Photo](/listings/photos/160336610/1652659) - ![Photo](/listings/photos/160336610/1652660) - ![Photo](/listings/photos/160336610/1652661) - ![Photo](/listings/photos/160336610/1652662) - ![Photo](/listings/photos/160336610/1652663) - ![Photo](/listings/photos/160336610/1652664) - ![Photo](/listings/photos/160336610/1652665) - ![Photo](/listings/photos/160336610/1652666) - ![Photo](/listings/photos/160336610/1652667) - ![Photo](/listings/photos/160336610/1652668) - ![Photo](/listings/photos/160336610/1652669) - ![Photo](/listings/photos/160336610/1652670) - ![Photo](/listings/photos/160336610/1652671) - ![Photo](/listings/photos/160336610/1652672) - ![Photo](/listings/photos/160336610/1652673) - ![Photo](/listings/photos/160336610/1652674) - ![Photo](/listings/photos/160336610/1652675) - ![Photo](/listings/photos/160336610/1652676) - ![Photo](/listings/photos/160336610/1652677) ## Floorplans - ![Floorplan 1](/listings/photos/160336610/1652678) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/160336610/1652679) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 BROOK LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AB | £410,000 | 04/06/2025 | 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 | |---------|-------|------|------| | 48 GAULBY ROAD, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AF | £592,500 | 12/12/2025 | Detached | | 1 SPINNEY MEADOW, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AZ | £653,000 | 26/11/2025 | Detached | | 7 THE POPLARS, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AT | £815,000 | 26/10/2023 | Detached | | 6 BROOK LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AB | £522,000 | 21/04/2023 | Detached | | FORGE COURT 1 WEST LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9BP | £555,000 | 06/03/2023 | Detached | | 16 WHITE HART CLOSE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AU | £385,000 | 12/09/2022 | Detached | | 21 LONG LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AL | £898,500 | 07/04/2022 | Detached | | 13 LONG LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AL | £455,000 | 18/02/2022 | Detached | | 13 WHITE HART CLOSE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AU | £350,000 | 20/12/2021 | Detached | | 1B WEST LANE, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AP | £375,000 | 30/11/2021 | Detached | | 28 LEICESTER ROAD, BILLESDON, LEICESTER, HARBOROUGH, LEICESTERSHIRE, LE7 9AQ | £415,000 | 01/11/2021 | Detached | **Area average:** £546,909 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £481,799 (131 Detached, LE7, 2024–2026) - **Deviation:** -27.4% ## 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):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.27% (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:** £1,400/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 45.3% - **10y growth:** 52.3% ## House Price Index (HM Land Registry) *Official index for Harborough; Detached series; as of April 2026.* - **1y growth (index):** 3.7% - **5y growth (index):** 15% - **10y growth (index):** 44.1% ## 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)