Local market reports › LE area › LE5 › LE5 2
Hamilton market report LE5 2, Leicester
The standing LE5 2 (Hamilton) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,712 sales registered with HM Land Registry in LE5 2 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 34 registered 2026 sales put the LE5 2 (Leicester) median at £270,000, up 20% on five years earlier, with a mean of £287,100, and by floor area homes here have averaged about £3,070 per square metre over the last five years. Everything rests on 3,712 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LE5 2 is one sector of LE5 (Leicester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where LE5 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.
Today's LE5 2 prices, from the sold record
34 sales were registered in LE5 2 in 2026, and the middle one of them, the median, went for £270,000. The mean works out at £287,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in LE5 2
Measured by floor area, the last five years of LE5 2 sales average about £3,070 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.
England and Wales as a whole trade at a £285,000 median, leaving LE5 2 5% below the national figure.
The price of a typical LE5 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 | £270,000 | £270,000 | 34 |
| 2025 | £260,000 | £266,217 | 97 |
| 2024 | £260,000 | £276,433 | 88 |
| 2023 | £251,000 | £275,788 | 70 |
| 2022 | £250,000 | £293,154 | 103 |
| 2021 | £225,000 | £284,879 | 139 |
| 2020 | £210,000 | £272,479 | 82 |
| 2019 | £196,500 | £257,564 | 106 |
| 2018 | £181,200 | £241,543 | 144 |
| 2017 | £157,200 | £214,405 | 132 |
| 2016 | £141,500 | £197,960 | 110 |
| 2015 | £150,000 | £211,950 | 147 |
| 2014 | £123,000 | £174,497 | 105 |
| 2013 | £120,500 | £173,387 | 92 |
| 2012 | £117,000 | £172,209 | 90 |
| 2011 | £128,000 | £193,231 | 81 |
| 2010 | £115,700 | £181,447 | 96 |
| 2009 | £125,000 | £200,939 | 74 |
| 2008 | £115,000 | £188,509 | 75 |
| 2007 | £133,000 | £225,605 | 186 |
| 2006 | £115,000 | £199,625 | 183 |
| 2005 | £103,200 | £183,654 | 120 |
| 2004 | £97,800 | £177,624 | 153 |
| 2003 | £80,000 | £147,379 | 175 |
| 2002 | £64,000 | £120,415 | 198 |
| 2001 | £53,000 | £101,890 | 153 |
| 2000 | £50,900 | £99,891 | 132 |
| 1999 | £50,200 | £100,046 | 132 |
| 1998 | £45,500 | £91,845 | 116 |
| 1997 | £48,000 | £98,438 | 96 |
| 1996 | £41,800 | £88,154 | 91 |
| 1995 | £51,000 | £110,866 | 112 |
In cash terms the typical LE5 2 home went from £51,000 in 1995 to £270,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 144%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 8% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LE5 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 2003 (+25.0% on the year before); the weakest, 1996 (−18.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.8% | +1.4% |
| 5 years (since 2021) | +3.7% | −1.1% |
| 10 years (since 2016) | +6.7% | +3.2% |
| 20 years (since 2006) | +4.4% | +1.5% |
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.
The register shows 34 LE5 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 163 sales a year before the financial crisis and 78 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around LE5 2
For renting purposes LE5 2 sits in Leicester. The ONS average private rent there is £1,024 a month (May 2026). 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.
Against the £270,000 median purchase price, a rent of £1,024 a month (£12,288 a year) works out at a 4.6% 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.
Reading the LE5 2 market
This is a thin market: 34 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. 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 LE5 2 (Hamilton)
Is LE5 2 (Hamilton) a good place to buy a house?
How much did a house sell for in LE5 2 (Hamilton)?
Are property prices falling in LE5 2 (Hamilton)?
What happens to LE5 2 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 20% over five years in cash but down 5% 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 you could buy in LE5 now
The live side of the market holds 161 homes at the moment, listed by 11 agents publishing to HomesIndex.
These cover the whole LE5 district, not just LE5 2: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Kestrel Lane, Hamilton, Leicester
- Copgrove Close, Hamilton, LE5, Leicester
- Hackness Road, Hamilton, Leicester
"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 LE5 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
Real sold prices by size across the LE area, straight from the Land Registry record. 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%) | — | — |
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.
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.
Other sectors in LE5
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LE5, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LE5 0 | £240,000 | 22 |
| LE5 1 | £287,500 | 52 |
| LE5 3 | £255,000 | 15 |
| LE5 4 | £275,200 | 28 |
| LE5 5 | £295,200 | 37 |
| LE5 6 | £325,000 | 24 |
Zoom out to the full LE5 district report for the type split, monthly volumes and how LE5 compares with its neighbours.
Before you sell in LE5 2: 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 LE5 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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LE5 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to LE5 2. Free after a one click sign in.
Two maps carry on from here: every LE5 2 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.
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.