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Beaumont Leys market report LE4 2, Leicester
The LE4 2 (Beaumont Leys) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,753 HM Land Registry entries for LE4 2 (Leicester), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for LE4 2 (Leicester) is £234,000, from 41 registered sales, up 26% on five years earlier; the mean is £245,900, and by floor area homes here have averaged about £2,980 per square metre over the last five years. Behind the figures sit 3,753 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
LE4 2 is a postcode sector: one group of streets inside LE4 (Leicester). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where LE4 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in LE4 2
41 sales were registered in LE4 2 in 2026, and the middle one of them, the median, went for £234,000. The mean works out at £245,900, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in LE4 2
A square metre of LE4 2 home has cost about £2,980 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving LE4 2 18% below the national figure.
The price of a typical LE4 2 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £234,000 | £234,000 | 41 |
| 2025 | £265,500 | £271,849 | 103 |
| 2024 | £248,000 | £263,675 | 93 |
| 2023 | £235,000 | £258,208 | 106 |
| 2022 | £228,500 | £267,942 | 128 |
| 2021 | £185,000 | £234,234 | 99 |
| 2020 | £178,000 | £230,959 | 85 |
| 2019 | £157,000 | £205,789 | 116 |
| 2018 | £153,500 | £204,618 | 116 |
| 2017 | £140,000 | £190,946 | 87 |
| 2016 | £125,000 | £174,876 | 99 |
| 2015 | £112,000 | £158,256 | 84 |
| 2014 | £105,000 | £148,961 | 88 |
| 2013 | £95,500 | £137,415 | 70 |
| 2012 | £94,200 | £138,651 | 76 |
| 2011 | £88,200 | £133,148 | 72 |
| 2010 | £91,500 | £143,496 | 94 |
| 2009 | £99,000 | £159,143 | 57 |
| 2008 | £111,600 | £182,936 | 83 |
| 2007 | £108,500 | £184,046 | 188 |
| 2006 | £103,000 | £178,795 | 162 |
| 2005 | £100,000 | £177,960 | 129 |
| 2004 | £88,000 | £159,825 | 185 |
| 2003 | £71,000 | £130,799 | 181 |
| 2002 | £58,000 | £109,126 | 165 |
| 2001 | £39,000 | £74,976 | 181 |
| 2000 | £46,000 | £90,275 | 162 |
| 1999 | £47,000 | £93,669 | 154 |
| 1998 | £38,500 | £77,715 | 161 |
| 1997 | £42,700 | £87,569 | 134 |
| 1996 | £42,700 | £90,052 | 130 |
| 1995 | £41,500 | £90,215 | 124 |
In cash terms the typical LE4 2 home went from £41,500 in 1995 to £234,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 159%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2025, and today's median remains roughly 14% under it: a 2025 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LE4 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+48.7% on the year before); the weakest, 2001 (−15.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.9% | −13.9% |
| 5 years (since 2021) | +4.8% | 0.0% |
| 10 years (since 2016) | +6.5% | +3.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 41 LE4 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 169 sales a year before the financial crisis and 94 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of LE4 2
For renting purposes LE4 2 sits in Leicester. The ONS average private rent there is £1,024 a month (May 2026). The spread runs from £717 a month for a typical one-bed to £1,459 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Leicester
ONS Price Index of Private Rents, May 2026.
£1,024 a month is £12,288 a year, which against the £234,000 median sold price makes a gross yield of 5.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the LE4 2 market
This is a thin market: 41 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the LE4 district median, LE4 2 sits 12% lower, marking it as a cheaper pocket of the district.
Asked and answered: LE4 2 (Beaumont Leys)
Are property prices falling in LE4 2 (Beaumont Leys)?
Is LE4 2 (Beaumont Leys) a good place to buy a house?
How much did a house sell for in LE4 2 (Beaumont Leys)?
Where do LE4 2 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 26% over five years in cash and flat after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
LE4's current homes for sale
The live side of the market holds 252 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole LE4 district, not just LE4 2: live asking prices are collected per district.
Of everything listed here, 22% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every LE4 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in LE: the cost
Real sold prices by size across the LE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £285,000 | £380,000 (+33%) | £560,000 (+47%) | £795,000 (+42%) |
| Semi-detached | £210,000 | £242,000 (+15%) | £282,000 (+17%) | £360,000 (+28%) | £500,000 (+39%) |
| Terraced | £183,000 | £205,000 (+12%) | £243,500 (+19%) | £310,000 (+27%) | £402,500 (+30%) |
| Flat | £125,000 | £152,750 (+22%) | £210,000 (+37%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the LE area is the point: the same five years treated these districts very differently.
LE area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in LE4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LE4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LE4 0 | £265,000 | 49 |
| LE4 1 | £227,000 | 14 |
| LE4 3 | £305,000 | 33 |
| LE4 4 | £281,000 | 23 |
| LE4 5 | £237,000 | 23 |
| LE4 6 | £294,000 | 23 |
| LE4 7 | £271,000 | 21 |
| LE4 8 | £265,000 | 57 |
| LE4 9 | £260,000 | 31 |
Zoom out to the full LE4 district report for the type split, monthly volumes and how LE4 compares with its neighbours.
Selling in LE4 2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LE4 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working LE4 2: the featured spot on this report is free for founding agents, one per district. Claim LE4 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to LE4 2. Free after a one click sign in.
The live map plots every individual LE4 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.