2 Laggan Close, Lubbesthorpe, Leicester, LE19 4EH

UPRN:10001238523Detached House3 bedsBuilt 2020

FreeholdCouncil Tax: Band DEPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Laggan Close, Lubbesthorpe, Leicester, LE19 4EH

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£336,000

£319k - £352kHigh

Estimate

£336k

Range

£319k – £352k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

4.76%

Verdict

Derived from HomePortfolio scores

2 Laggan Close earns an INVESTIGATE rating with HP Score 57/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (5/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

5/ 100

Low

Transit & Bike

Transit 3Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -1.2% (HIGH), sold-comps -15.6%, £/sqft -15.6%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10001238523· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.5%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1200-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -572/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 331 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.7/15
194 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£255,000£391,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£340,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,200-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: -£213/mo
Cash on cash: -2.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10001238523Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.5%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1200-1450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1350/mo (range 1200-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 331 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£336,000

Rent Estimate (pcm)£1,350

Gross Yield4.76%

1y Growth+4.3%

3y Growth+0.0%

5y Growth+1.4%

10y Growth+3.9%

Last Sold Price£321,995 (2023-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LE19 4EH

Approval Rate

-12mo

Development

low

26/0925/FUL
Change of use from dwelling house (Use Class C3) to a residential children's home (Use Class C2) to accommodate a maximum of 3 children aged between 8 to 17 years.
Pending
26/0835/HHPD
Notification to determine if Prior Approval is required for a single storey rear extension which would extend beyond the rear wall of the original dwellinghouse by 5.4 metres, for which the maximum height would be 3.5 metres and for which the height to eaves would be 2.7 metres
Approved
26/0696/HH
Erection of single storey front extension, conversion of garage into bedroom and internal alterations
Approved

View Planning Timeline

Ownership

Corporate Ownership60.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-11-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,950

Population Density-

Owner Occupied76%

Age Distribution

0-15 21%16-64 69%65+ 10%

View Area Profile

Schools Nearby

New Lubbesthorpe Primary School
0.1 mi
Good
Stafford Leys Community Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Fossebrook Primary School
0.9 mi
-
The Winstanley School
1.4 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Laggan Close
-
£485k
-
1 Laggan Close
-
£484k
-
2 Laggan Close
-
£322k
-
8 Laggan Close
-
£510k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN