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Beaumont Leys market report LE4 8, Leicester
The standing LE4 8 (Beaumont Leys) property market report, rebuilt from the full public record every month. The raw material for this page is 4,272 HM Land Registry entries for LE4 8 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical LE4 8 (Leicester) home changed hands for £265,000 in 2026 (median of 57 registered sales, up 20% on five years earlier), with the mean at £268,500, and by floor area homes here have averaged about £3,280 per square metre over the last five years. Source: 4,272 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
LE4 8 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 8 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 8 homes really sell for
In the LE4 8 property market, the 2026 median sale price is £265,000, from 57 registered sales; the mean, the "average house price" most sites quote, is £268,500, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
LE4 8 prices by floor area
Averaged across five years of sales, floor space in LE4 8 costs about £3,280 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, LE4 8 runs 7% below it.
LE4 8's median sold price, 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 | £265,000 | £265,000 | 57 |
| 2025 | £257,500 | £263,658 | 120 |
| 2024 | £265,000 | £281,749 | 97 |
| 2023 | £255,000 | £280,183 | 87 |
| 2022 | £245,000 | £287,290 | 103 |
| 2021 | £220,000 | £278,548 | 130 |
| 2020 | £200,000 | £259,504 | 90 |
| 2019 | £187,000 | £245,112 | 133 |
| 2018 | £183,000 | £243,942 | 127 |
| 2017 | £175,000 | £238,682 | 169 |
| 2016 | £155,500 | £217,546 | 110 |
| 2015 | £152,800 | £215,906 | 106 |
| 2014 | £147,000 | £208,545 | 146 |
| 2013 | £130,000 | £187,057 | 103 |
| 2012 | £130,800 | £192,521 | 74 |
| 2011 | £132,500 | £200,024 | 83 |
| 2010 | £125,000 | £196,032 | 100 |
| 2009 | £126,000 | £202,546 | 91 |
| 2008 | £139,800 | £229,162 | 118 |
| 2007 | £136,000 | £230,694 | 169 |
| 2006 | £137,000 | £237,814 | 196 |
| 2005 | £129,200 | £229,924 | 140 |
| 2004 | £125,000 | £227,024 | 193 |
| 2003 | £99,500 | £183,303 | 154 |
| 2002 | £80,000 | £150,519 | 210 |
| 2001 | £66,000 | £126,882 | 183 |
| 2000 | £56,000 | £109,900 | 162 |
| 1999 | £53,100 | £105,826 | 198 |
| 1998 | £49,000 | £98,910 | 153 |
| 1997 | £46,000 | £94,337 | 159 |
| 1996 | £45,000 | £94,903 | 166 |
| 1995 | £41,500 | £90,215 | 145 |
In cash terms the typical LE4 8 home went from £41,500 in 1995 to £265,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 194%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 8% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the LE4 8 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 2004 (+25.6% on the year before); the weakest, 2009 (−9.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LE4 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.9% | +0.5% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +5.5% | +2.0% |
| 20 years (since 2006) | +3.4% | +0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in LE4 8
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.
Over the last twelve months of data, 57 sales completed in LE4 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 176 sales a year before the financial crisis and 93 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 homes rent for around LE4 8
For renting purposes LE4 8 sits in Charnwood. The ONS average private rent there is £955 a month (May 2026). The spread runs from £674 a month for a typical one-bed to £1,468 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Charnwood
ONS Price Index of Private Rents, May 2026.
Against the £265,000 median purchase price, a rent of £955 a month (£11,460 a year) works out at a 4.3% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market LE4 8 is
Only 57 sales completed here in the last twelve months of data, which makes LE4 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Common questions on LE4 8 (Beaumont Leys)
How much did a house sell for in LE4 8 (Beaumont Leys)?
Are property prices falling in LE4 8 (Beaumont Leys)?
Is LE4 8 (Beaumont Leys) a good place to buy a house?
Where do LE4 8 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 20% over five years in cash but down 5% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
LE4's current homes for sale
Turning to what is actually available: 252 homes on the market right now, from 12 agents publishing to HomesIndex.
These cover the whole LE4 district, not just LE4 8: 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.
Bedroom by bedroom: LE prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the LE area. 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
Five-year change in the median, LE area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in LE4
A few minutes' walk can separate two very different markets. Here are LE4's other sectors, each with its own report:
| 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 5 | £237,000 | 23 |
| LE4 6 | £294,000 | 23 |
| LE4 7 | £271,000 | 21 |
| 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 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LE4 8, open the average prices map and zoom from the LE4 8 shading down to the sold homes on your own street. Every recorded LE4 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working LE4 8: the featured spot on this report is free for founding agents, one per district. Claim LE4 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LE4 8 already set as the subject. Free, one click sign in.
The live map plots every individual LE4 8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.