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Beaumont Leys market report LE4 5, Leicester
The LE4 5 (Beaumont Leys) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 2,474 completed sales registered with HM Land Registry in LE4 5 (Leicester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices 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 5 (Leicester) is £237,000, from 23 registered sales, up 7% on five years earlier; the mean is £260,300, and by floor area homes here have averaged about £2,910 per square metre over the last five years. Behind the figures sit 2,474 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like LE4 5 is a single group of streets within LE4 (Leicester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where LE4 5 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 LE4 5 homes really sell for
23 sales were registered in LE4 5 in 2026, and the middle one of them, the median, went for £237,000. The mean works out at £260,300, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in LE4 5
Measured by floor area, the last five years of LE4 5 sales average about £2,910 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, LE4 5 runs 17% below it.
A typical LE4 5 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £237,000 | £237,000 | 23 |
| 2025 | £255,000 | £261,098 | 57 |
| 2024 | £242,500 | £257,827 | 40 |
| 2023 | £250,000 | £274,689 | 54 |
| 2022 | £240,000 | £281,427 | 49 |
| 2021 | £222,000 | £281,081 | 45 |
| 2020 | £200,000 | £259,504 | 28 |
| 2019 | £200,000 | £262,152 | 65 |
| 2018 | £200,000 | £266,604 | 109 |
| 2017 | £206,500 | £281,645 | 93 |
| 2016 | £165,000 | £230,837 | 105 |
| 2015 | £136,800 | £193,298 | 82 |
| 2014 | £140,800 | £199,749 | 144 |
| 2013 | £138,200 | £198,856 | 87 |
| 2012 | £118,000 | £173,681 | 63 |
| 2011 | £129,000 | £194,740 | 63 |
| 2010 | £123,000 | £192,896 | 63 |
| 2009 | £113,800 | £182,934 | 40 |
| 2008 | £121,000 | £198,345 | 61 |
| 2007 | £124,500 | £211,187 | 97 |
| 2006 | £120,000 | £208,305 | 95 |
| 2005 | £112,000 | £199,315 | 62 |
| 2004 | £100,000 | £181,620 | 101 |
| 2003 | £85,800 | £158,064 | 110 |
| 2002 | £60,000 | £112,889 | 124 |
| 2001 | £43,500 | £83,627 | 114 |
| 2000 | £40,000 | £78,500 | 103 |
| 1999 | £37,900 | £75,533 | 104 |
| 1998 | £35,500 | £71,659 | 73 |
| 1997 | £33,200 | £68,087 | 74 |
| 1996 | £33,000 | £69,596 | 75 |
| 1995 | £31,500 | £68,476 | 71 |
In cash terms the typical LE4 5 home went from £31,500 in 1995 to £237,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 246%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LE4 5 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 2003 (+43.0% on the year before); the weakest, 2012 (−8.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.1% | −9.2% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +3.5% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 23 sales completed in LE4 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 101 sales a year before the financial crisis and 45 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around LE4 5
The local authority for LE4 5 is Leicester, and its ONS average private rent currently stands at £1,024 a month (May 2026 figures). Size sets most of the rent: one-beds average £717 a month here against £1,459 for four or more bedrooms.
Average monthly rent by size, Leicester
ONS Price Index of Private Rents, May 2026.
Set against the £237,000 median sold price, £1,024 a month is £12,288 a year, a gross yield of 5.2%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the LE4 5 market
This is a thin market: 23 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. Against the LE4 district median, LE4 5 sits 11% lower, marking it as a cheaper pocket of the district.
Common questions on LE4 5 (Beaumont Leys)
How much did a house sell for in LE4 5 (Beaumont Leys)?
Are property prices falling in LE4 5 (Beaumont Leys)?
Is LE4 5 (Beaumont Leys) a good place to buy a house?
Where do LE4 5 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in LE4 right now
This is what you could actually buy today: 252 homes currently on the market from 12 agents publishing to HomesIndex.
These cover the whole LE4 district, not just LE4 5: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every LE4 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in LE
The Land Registry record, split by size: what each kind of home actually sold for across the LE area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the LE area is the point: the same five years treated these districts very differently.
Winners and losers across the LE area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in LE4
Sector boundaries hide real price steps. The rest of LE4, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LE4 0 | £265,000 | 49 |
| LE4 1 | £227,000 | 14 |
| LE4 2 | £234,000 | 41 |
| LE4 3 | £305,000 | 33 |
| LE4 4 | £281,000 | 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.
Before you sell in LE4 5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LE4 5, open the average prices map and zoom from the LE4 5 shading down to the sold homes on your own street. Every recorded LE4 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LE4 5.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LE4 5 already set as the subject. Free, one click sign in.
The live map plots every individual LE4 5 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.