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Beaumont Leys market report LE4, Leicester
The standing LE4 (Beaumont Leys) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 34,629 sales registered with HM Land Registry in LE4 (Leicester) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in LE4 (Leicester) sold for £265,000 in 2026, the median of 315 registered sales, up 15% on five years earlier. The mean was £270,200, and by floor area homes here have averaged about £3,130 per square metre over the last five years. The figures cover 34,629 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LE4 is the postcode district covering Beaumont Leys, Belgrave, Rushey Mead in Leicester. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where LE4 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
In the LE4 property market, the 2026 median sale price is £265,000, from 315 registered sales; the mean, the "average house price" most sites quote, is £270,200, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
LE4 prices by floor area
The last five years of sales put LE4 at roughly £3,130 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, LE4 sits 7% below the national market.
LE4's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £265,000 | £265,000 | 315 |
| 2025 | £262,000 | £268,265 | 871 |
| 2024 | £260,000 | £276,433 | 731 |
| 2023 | £258,000 | £283,479 | 793 |
| 2022 | £252,000 | £295,499 | 919 |
| 2021 | £230,000 | £291,210 | 1,049 |
| 2020 | £210,000 | £272,479 | 711 |
| 2019 | £196,000 | £256,909 | 945 |
| 2018 | £185,000 | £246,608 | 1,036 |
| 2017 | £172,000 | £234,591 | 1,051 |
| 2016 | £158,000 | £221,044 | 971 |
| 2015 | £145,000 | £204,885 | 989 |
| 2014 | £142,500 | £202,161 | 1,152 |
| 2013 | £130,000 | £187,057 | 958 |
| 2012 | £125,000 | £183,984 | 808 |
| 2011 | £125,000 | £188,702 | 769 |
| 2010 | £123,000 | £192,896 | 834 |
| 2009 | £123,000 | £197,724 | 652 |
| 2008 | £128,000 | £209,819 | 827 |
| 2007 | £130,000 | £220,516 | 1,479 |
| 2006 | £124,500 | £216,116 | 1,483 |
| 2005 | £120,000 | £213,552 | 1,228 |
| 2004 | £114,000 | £207,046 | 1,553 |
| 2003 | £90,000 | £165,802 | 1,640 |
| 2002 | £68,000 | £127,941 | 1,670 |
| 2001 | £55,000 | £105,735 | 1,532 |
| 2000 | £47,000 | £92,238 | 1,455 |
| 1999 | £46,500 | £92,672 | 1,413 |
| 1998 | £43,800 | £88,413 | 1,247 |
| 1997 | £42,500 | £87,159 | 1,181 |
| 1996 | £41,500 | £87,522 | 1,181 |
| 1995 | £40,000 | £86,954 | 1,186 |
In cash terms the typical LE4 home went from £40,000 in 1995 to £265,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 205%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 10% 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 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 (+32.4% on the year before); the weakest, 2009 (−3.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 46% of the typed total. A detached home currently trades at £325,000 against £120,800 for a flat, 2.7 times the price.
Median by property type, LE4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £325,000 | 55 | 5,089 |
| Semi-detached | £280,000 | 140 | 15,849 |
| Terraced | £236,000 | 96 | 11,849 |
| Flats | £120,800 | 24 | 1,842 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.1% | −1.2% |
| 5 years (since 2021) | +2.9% | −1.9% |
| 10 years (since 2016) | +5.3% | +1.8% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
LE4 recorded 689 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,505 sales a year before the financial crisis and 726 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
For renting purposes LE4 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.
Set against the £265,000 median sold price, £1,024 a month is £12,288 a year, a gross yield of 4.6%: 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.
Common questions on LE4 (Beaumont Leys)
Is LE4 (Beaumont Leys) a good place to buy a house?
How much did a house sell for in LE4 (Beaumont Leys)?
Are property prices falling in LE4 (Beaumont Leys)?
Will LE4 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 15% over five years in cash but down 9% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
LE4's current homes for sale
Everything above is what homes in LE4 sold for. This is what you could actually buy today: 252 homes currently on the market from 12 agents publishing to HomesIndex, at a typical asking price 6% above the LE4 median sold price.
22% of current listings sit under the prices comparable homes actually fetched. 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.
What another bedroom costs in LE
What homes of each size actually sold for across the LE area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
LE4 ranks 1 of 21 in the LE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the LE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside LE4, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| 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 8 | £265,000 | 57 |
| LE4 9 | £260,000 | 31 |
How LE4 compares nearby
Same city, different markets. The neighbouring districts of the LE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| LE16 | £332,500 | +0% |
| LE14 | £324,000 | -3% |
| LE17 | £315,000 | -5% |
| LE7 | £312,200 | +7% |
| LE15 | £301,200 | +8% |
| LE65 | £292,500 | -1% |
| LE8 | £290,000 | +4% |
| LE19 | £286,500 | +9% |
| LE6 | £278,000 | +11% |
| LE5 | £276,500 | +15% |
| LE12 | £275,000 | +8% |
| LE4 (this report) | £265,000 | +15% |
| LE9 | £265,000 | +6% |
| LE2 | £257,000 | +5% |
| LE18 | £255,000 | +11% |
| LE10 | £254,000 | +8% |
| LE3 | £242,200 | +13% |
| LE67 | £240,000 | +4% |
| LE13 | £233,000 | +4% |
| LE11 | £230,000 | +7% |
| LE1 | £117,000 | -8% |
Before you sell in LE4: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LE4'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: the featured spot on this report is free for founding agents, one per district. Claim LE4.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LE4. Free, with a one click sign in.
Two maps carry on from here: every LE4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.