The Cedars, 999 Melton Road, Syston, Leicester, LE7 2BE

UPRN:200000844426Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (61)

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

The Cedars, 999 Melton Road, Syston, Leicester, LE7 2BE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£380,000

£342k - £418kMedium

Estimate

£380k

Range

£342k – £418k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

2.66%

Verdict

Derived from HomePortfolio scores

The Cedars earns an INVESTIGATE rating with HP Score 71/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). 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 listingsOfcom Connected NationsOfcom mobile coverageMarket 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

71/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 17Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

9 live new-build plots advertised against one placeholder UPRN (£350,000-£710,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£700,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£1,289/mo
Cash on cash: -6.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£380,000

Rent Estimate (pcm)£1,550

Gross Yield2.66%

1y Growth-

3y Growth+1.0%

5y Growth+1.5%

10y Growth+3.1%

Last Sold Price£275,000 (2019-02-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2LE7 2BE

Approval Rate

100%12mo

Development

low

P/26/1756/2
2m high boundary fence (Existing lawful development certificate)
Pending
P/26/1755/2
Erection of fence and gate (Part retrospective)
Pending
P/26/1659/2
T1 - Ash - Remove due to infection. Replant Silver Birch
Rejected

View Planning Timeline

Ownership

Corporate Ownership77.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-02-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,550

Population Density515 /km²

Owner Occupied82%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

The Roundhill Academy
0.1 mi
Requires improvement
Bishop Ellis Catholic Voluntary Academy
0.3 mi
Inspected as Bishop Ellis Catholic Primary School, Thurmaston (URN 120218) on 31 Jan 2017
Eastfield Primary School
0.6 mi
Requires improvement
Church Hill Infant School
0.8 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1001 Melton Road
-
£1.57M
-
1027 Melton Road
-
£350k
-
1021 Melton Road
-
£335k
-
999 Melton Road
-
£275k
-

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