Sold STC House

28 RATBY LANE

LEICESTER, LEICESTER FOREST EAST, LEICESTERSHIRE LE3 3LF

4 beds 1 baths 1,163 sq ft Listed 17 Sep 2022 (-1416d)

£300,000

Offers Over

Reduced on 9 Oct 2022

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# 4 bedroom house for sale (LE3 3LF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 RATBY LANE, LEICESTER, LEICESTER FOREST EAST, LEICESTERSHIRE LE3 3LF |
| Price | £300,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 108 m² |
| Last sold | £305,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 15/09/2032
- **Est. upgrade cost to C:** £26,750

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- E (£75)
- 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/9623-2172-4002-0091-0602)

## Description

Enter this property under storm porch via a UPVC glazed door into entrance hallway. The entrance hall has timber effect laminate flooring, stairs rising to first floor and timber door through to lounge. The bay fronted lounge is located towards the front of the property and has carpeted flooring, cast iron feature fireplace with timber surround and mantel, the dining area is located towards the rear of the lounge and a further opening that leads through to the sun lounge. The sun lounge has sliding patio doors to the rear and door leading through to the kitchen. The kitchen is fitted with a range of wall and base level storage units with laminate work surfaces over, inset stainless steel sink with mixer tap over, space for cooker and eye level microwave oven. The utility is located to the rear and has space and plumbing for washing machine and dryer and fitted storage cupboards.

The first-floor landing has carpeted flooring and doors communicating to upstairs accommodation. There are four well-proportioned bedrooms. The master is located at the rear and has window overlooking the rear garden and a range of fitted wardrobes. The second bedroom is at the front of the property with window to the front aspect. The fourth bedroom is a box room adjacent to the second and has a window to front elevation. The family bathroom Is fitted with a white three-piece suite comprising of corner bath with shower over, pedestal wash hand basin, low level flush W.C, heated towel rail, tiling to walls and floor and obscure window to side aspect. The extended third bedroom has dual aspect window to front and rear.

The plot is a generous size and has ample off-road parking for multiple vehicles in the form of a block paved driveway. With low maintenance garden with mature shrubs and trees. There is access from the front to the rear via the garage. The rear garden has been landscaped with ease of maintained in mind and has multiple paving areas ideal for sitting out and entertaining friends and family. There are mature trees dotted around providing natural shade and privacy

## Property Photos

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- ![Plot .jpg](/listings/photos/127178885/1636556) - Plot .jpg

## Floorplans

- ![28RatbyLaneLFE-High (1).jpg](/listings/photos/127178885/1636557) - 28RatbyLaneLFE-High (1).jpg

## EPC Graphs

- ![EE Rating](/listings/photos/127178885/1636558) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #1981807
- **Address:** 28 Ratby Lane, Leicester Forest East, LE3 3LF
- **Certificate Issued:** 24/08/2004
- **Work Completed:** 12/07/2004
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 RATBY LANE, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3LF | £305,000 | 28/04/2023 | 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 |
|---------|-------|------|------|
| 3 OAK SPINNEY PARK, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3AW | £452,000 | 06/09/2024 | Other |

**Area average:** £452,000 (1 sale)

## Price vs local average

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

- **Local average:** £276,111 (9 Other, LE3, 2024–2026)
- **Deviation:** +8.7%

## 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):** £1,047/mo

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £123,750
- **Target investor price (1%):** £99,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,778/m²

## Capital growth trend

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

- **10y growth:** -62.5%

## House Price Index (HM Land Registry)

*Official index for Blaby; All dwelling types series; as of May 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 15%
- **10y growth (index):** 50.6%

## 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)

Untitled-02.jpg Untitled-13.jpg Untitled-01.jpg Untitled-09.jpg Untitled-25.jpg Untitled-24.jpg Untitled-23.jpg Untitled-22.jpg Untitled-21.jpg Untitled-19.jpg Untitled-12.jpg Untitled-11.jpg Untitled-10.jpg Untitled-20.jpg Untitled-03.jpg Untitled-05.jpg Untitled-06.jpg Untitled-08.jpg Untitled-07.jpg Untitled-04.jpg Untitled-18.jpg Untitled-17.jpg Untitled-15.jpg Untitled-14.jpg Untitled-16.jpg Plot .jpg

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Property details

Tenure

FREEHOLD

Floor area

108 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£305,000 Apr 2023

Price per m²

£2,778/m²

Local average

£276,111 (+8.7%)

Deprivation

Decile 8 (25,046 of 33,755)

Street crime

235 incidents within 1 mile (Jun 2026)

Additional details

Parking: Yes
Garden: Yes

Description

This extended residence is believed to date back to 1929 and offers generously proportioned accommodation over two floors. The property has been extended to provide a garage on the ground floor and a fourth bedroom on the first floor. The property is conveniently located on Ratby Lane in Leicester Forest East. This generous plot boasts ample off-road parking for multiple vehicles to the front in the form of a block paved driveway and a landscaped rear garden that has been designed with ease of maintenance in mind.

Enter this property under storm porch via a UPVC glazed door into entrance hallway. The entrance hall has timber effect laminate flooring, stairs rising to first floor and timber door through to lounge. The bay fronted lounge is located towards the front of the property and has carpeted flooring, cast iron feature fireplace with timber surround and mantel, the dining area is located towards the rear of the lounge and a further opening that leads through to the sun lounge. The sun lounge has sliding patio doors to the rear and door leading through to the kitchen. The kitchen is fitted with a range of wall and base level storage units with laminate work surfaces over, inset stainless steel sink with mixer tap over, space for cooker and eye level microwave oven. The utility is located to the rear and has space and plumbing for washing machine and dryer and fitted storage cupboards.

The first-floor landing has carpeted flooring and doors communicating to upstairs accommodation. There are four well-proportioned bedrooms. The master is located at the rear and has window overlooking the rear garden and a range of fitted wardrobes. The second bedroom is at the front of the property with window to the front aspect. The fourth bedroom is a box room adjacent to the second and has a window to front elevation. The family bathroom Is fitted with a white three-piece suite comprising of corner bath with shower over, pedestal wash hand basin, low level flush W.C, heated towel rail, tiling to walls and floor and obscure window to side aspect. The extended third bedroom has dual aspect window to front and rear.

The plot is a generous size and has ample off-road parking for multiple vehicles in the form of a block paved driveway. With low maintenance garden with mature shrubs and trees. There is access from the front to the rear via the garage. The rear garden has been landscaped with ease of maintained in mind and has multiple paving areas ideal for sitting out and entertaining friends and family. There are mature trees dotted around providing natural shade and privacy

Listed by

Barrow Upon Soar

REZIDE GROUP

Reference: 127178885

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 16/09/2022

Expiry date: 15/09/2032

Est. upgrade cost to C: £26,750

EPC E 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 (£75)
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

28RatbyLaneLFE-High (1).jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1981807

Property Details

Street: 28 Ratby Lane

Town: Leicester Forest East

Postcode: LE3 3LF

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 24/08/2004

Work Completed: 12/07/2004

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

Event	Date	Price	% change
Sold	28/04/2023 (3 years ago)	£305,000	—

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
3 OAK SPINNEY PARK, LEICESTER FOREST EAST, LEICESTER, BLABY, LEICESTERSHIRE, LE3 3AW	£452,000	06/09/2024	Other

Area average: £452,000 (1 sale)

Capital growth trend

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

10y growth -62.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Blaby. Series: All dwelling types. As of May 2026.

1y (index) -0.5%

5y (index) 15%

10y (index) 50.6%

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: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LE3 3LF

Nearby

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

Type	Name	Distance
Bus stop	Meynells Gorse	0.0 miles
Shop	Braunstone Crossroads Motors	0.1 miles
Shop	Hayre Newsagents	0.1 miles
Hospital	South Entrance	2.0 miles
Hospital	Main Entrance	2.1 miles
University	University of Leicester	2.9 miles
Train station	Unknown	3.0 miles
Train station	Leicester	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	96
Anti-social behaviour	33
Criminal damage and arson	27
Public order	23
Other theft	16
Vehicle crime	14
Other crime	7
Shoplifting	7
Burglary	6
Drugs	3
Bicycle theft	1
Possession of weapons	1
Robbery	1
Total incidents	235

Within 1 mile during Jun 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
Fossebrook Primary School	Primary	0.3 miles	Good — 22 May 2019
Stafford Leys Community Primary School	Primary	0.8 miles	Good — 24 Aug 2021
Braunstone Frith Primary Academy	Primary	0.8 miles	Good — 17 Apr 2024
Emmanuel Christian School	Other	0.9 miles	Inadequate — 29 Mar 2022
Braunstone Community Primary School	Primary	0.9 miles	Good — 10 Oct 2019

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £123,750

Target investor price (1%) £99,000

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).

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