Flat 8, The Cotton Mill, 35 King Street, Leicester, LE1 6RN

UPRN:2465166321Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: D (68)

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

Flat 8, The Cotton Mill, 35 King Street, Leicester, LE1 6RN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£169,000

£161k - £178kHigh

Estimate

£169k

Range

£161k – £178k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

7.64%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 61/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

58/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 38Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.4% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 2465166321· as of 12 Oct 2026
Rental economics19.3/40
gross yield 7.6%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 1000-1150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -54/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 134 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 3 Nov 2026
Risk & liquidity14.6/15
68 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

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £170/mo
Cash on cash: 4.0%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.89 - clears 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 2465166321Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1050/mo (range 1000-1150)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£169,000

Rent Estimate (pcm)£1,050

Gross Yield7.64%

1y Growth-

3y Growth-9.0%

5y Growth+0.2%

10y Growth+0.3%

Last Sold Price£155,000 (2022-03-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LE1 6RN

Approval Rate

-12mo

Development

low

20261580
Non-material amendment to planning permission 20261076 for alterations to cladding on west elevation
Pending
20261559
Removal of conditions 2 (student occupancy) attached to planning permission 20071409 (Change of use of basement, part of ground floor, first, second and third floors from offices (Class B1) and fourth floor extension to provide one 1 bedroom selfcontained flat (Class C3) and forty bedrooms for student accommodation in the following configuration: two 1 bedroom flats, one 4 bedroom cluster flat, three 6 bedroom cluster flats, two 8 bedroom cluster flats (sui generis)) to allow the property to be used as accommodation for young professionals as well as students (flats B, C, E, G, H, J) (Class C3), as well as short term lets (Flats D, F) (Sui Generis).
Pending
20261565
Approval of details reserved by Conditions 4 (Sustainable Drainage), 5 (Foul Drainage and 9 (Materials) attached to planning permission 20251441
Pending

View Planning Timeline

Ownership

Corporate Ownership43.9%
Overseas OwnershipNo
Lease Term Remaining101 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2022-03-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,858

Population Density-

Owner Occupied10%

Age Distribution

0-15 6%16-64 93%65+ 1%

View Area Profile

Schools Nearby

The Children's Hospital School
0.2 mi
Outstanding
De Montfort University
0.2 mi
-
Beauchamp City Sixth Form
0.3 mi
-
Hazel Community Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Cotton Mill, 35 King Street
-
£205k
-
The Cotton Mill, 35 King Street
-
£160k
-
The Cotton Mill, 35 King Street
-
£235k
-
The Cotton Mill, 35 King Street
-
£158k
-

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