BRICK.
Beatrice Road, Newfound Pool, Leicester
LE31NA
£400,000
Key numbers
Comp median
£185,000
+116% vs asking
Est. rent
£1,600/mo
4.8% gross yield
Condition
4/10
Needs work
SDLT
£19,500
Running costs
£347/mo
2yr trend
+1.2%
fast liquidity
AI Summary
At £400,000, this mixed-use terraced property is priced at more than double the local comparable sales median of £185,000, with no clear evidence to support that premium — this is the single most significant concern for any buyer. The property is in poor condition throughout, requires heavy refurbishment, and the inclusion of a light industrial unit introduces complexity around mortgage eligibility, insurance, and future resale. Buyers should approach with extreme caution and seek independent valuation before proceeding.
Comparable sales - 20 transactions
Median ARV
£185,000
Min
£125,000
Max
£330,000
94 NARBOROUGH ROAD SOUTH
£265,000
61 ASHLEIGH ROAD
£315,000
3 HADDENHAM ROAD
£175,500
67 ROWAN STREET
£149,000
28 GLAZEBROOK ROAD
£214,000
~£1,600/mo
Regional estimate - live data unavailable for this area
Gross yield
4.8%
Stamp Duty Land Tax (SDLT) · England & N. Ireland
Purchase price: £400,000 · Effective rate: 4.9%
£19,500
Stamp Duty Land Tax applies in England & Northern Ireland. Higher rates apply to additional properties. First-time buyer relief available on properties up to £500,000.
Due within 14 days of completion. Your solicitor typically handles filing and payment.
Mortgage Brokers
UK-wide online mortgage broker · Free, whole-of-market
Solicitors & Conveyancers
Online conveyancing · Fixed fees from £595 · No completion, no fee
Verified partners selected for your area. Always compare multiple quotes.
AI photo assessment
Condition
4/10
FairKerb appeal
5/10
Positives from photos
Concerns from photos
Solid brick, as built, no insulation (assumed)
Estimated annual saving of £371 if all EPC-recommended upgrades are completed
Wall insulation: ~£12,000. Could save ~£371/yr on energy.
Nearby amenities
Crime - 369 incidents (2026-01)
Crime data from Police UK. Covers incidents reported within approximately 1 mile.
Low coal mining risk
Estimated monthly costs
£347/mo
EPC certificate (heating + hot water + lighting)
Estimated Band D from 84m² floor area
Regional average (local provider)
Estimated UK average
Estimated from 84m² (Terraced)
These are estimates based on averages and EPC data. Actual costs will vary depending on usage, provider, and local authority rates.
Moderate transaction volume in this area.
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BRICK. Property Intelligence
Report prepared 29 March 2026
Data sources
HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority, SpareRoom, and portal listing data. Market statistics derived from 30M+ recorded transactions.
Important
This report is for informational purposes only and does not constitute financial, legal, or investment advice. Property values, costs, and market data are estimates based on publicly available sources. While we strive for accuracy, we make no warranties about the completeness or reliability of the information. Always conduct your own due diligence and seek independent professional advice before making property decisions. Brickstack Ltd accepts no liability for any loss arising from the use of this report.
BRICK. Property Intelligence
Data: HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority. Market statistics from 30M+ transactions.
This report is for informational purposes only and does not constitute financial, legal, or investment advice. Property values, costs, and market data are estimates based on publicly available sources. Always conduct your own due diligence and seek independent professional advice before making property decisions. Brickstack Ltd accepts no liability for any loss arising from the use of this report.
9 April 2026 | brickstack.co.uk