Model valuation£417,0008 Busby Close
Local market context
Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL
21 planning records
Estimated value
£1,362,000
- Since the 2005 sale (£450,000)+203%
- Against LE7 3BL's recent median (£214,205)+536%
Newest record on this page: July 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
806 m²
8676 sq ft
Energy rating
D
Score 63
Council tax
Band G
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£1,362,000
- Against its 2005 sale (£450,000)+203%
- Against LE7 3BL's recent median (£214,205)+536%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Brook House Farm is modelled from its 806 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LE7 3BL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
806 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in LE7 3BL
5 sales, median £214,205 (2022–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 21 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Brook House Farm's estimated value is more than triple its earliest registered sale price (2005).
Sales timeline
13 July 2005Most recent
£450,000
Median price across the last 5 sales in LE7 3BL: £214,205 (2022–1997).
Nearby sales in LE7 3BL
What this page doesn't show
1 potential issue has already been flagged for Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL. The detail, evidence and what to ask about it are in the Risks Report.
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Brook House Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Brook House Farm is a detached house in Beeby, Leicester, Leicester (LE7 3BL). It has a recorded floor area of 806 m² (around 8676 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (June 2020) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2014. Between certificates, wall efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on electricity.
Held since July 2005 — that's 21 years off the open market, well above the local norm. At 806 m² the property is well over the postcode median (191 m² across 4 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £1,362,000 sits 202.7% above the 2005 sale of £450,000. On a £-per-square-foot basis, the last sale (£52/sq ft) was about 65.1% below the postcode norm. 21 planning records sit against the property, 12 approved, 3 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent and conservation-area consent, which constrain future alterations.
Before you decide
Everything you need to know about Brook House Farm
The true value, the hidden risks and the full sale history, in one report.
Environmental risk flagged
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Brook House Farm ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Jun 2020
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
19.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 June 2030
Property Improvements
Changes detected from historical EPC data
Jun 2020from Sept 2014
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
GoodAverage
Hot water efficiency decreased
Glazing
Old DoubleModern Double
Glazing upgraded to newer, more efficient type
Low Energy Lighting
76%100%
More low energy lighting installed
Planning history
Applications and permits filed against Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL, sourced from the PlanIt planning register.
Brook House Farm has 2 separate extension applications on the council record.
21 applications on record at Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL
21decisions4extensions385documents
Flagged:RetrospectiveChange of useListed buildingConservation area
- Jan 2006Tree WorksTreesOutcome in report
Removal of 2 Leylandii and 1 Holly tree
- Council
- South
- Documents
- 16 docs on file
- Reference
- P/05/3645/2
- More recent applications — locked
- RenovationSept 2019Decision
- RenovationSept 2019Decision
+ 18 more applications in the report
Unlock Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (21 on record)
- All 21 applications on this property in full
- The 385 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Main Street homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Brook House Farm stands well clear of the street.
EPC Rating
63 (D)
Street avg 32 (F)
Floor Area
806 m²
Street avg 216 m²
CO₂ Emissions
19.0 t/year
Street avg 15.8 t/year
Habitable Rooms
10 rooms
Street avg 7 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Leicester district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
191/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Church — bus stop.
Closest school
2.7 km
The Pochin School. 2 schools nearby.
Nearest schools
- The Pochin SchoolPrimary2.7km
- Orchard Mead AcademySecondary2.8km
Nearest stops
- ChurchBus stop133m
- Snows LaneBus stop1.9km
- Keyham Lane WestBus stop2.7km
- The Pochin SchoolBus stop2.7km
Most reported crime locally
- Violence & Sexual Offences1,017 reports36%
- Anti-social Behaviour392 reports14%
- Criminal Damage & Arson282 reports10%
- Shoplifting252 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around LE7 3BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Night-time· 23:00 – 07:00
36.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC DPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£375k
1 Avenue Road, Queniborough
LE7 3FB
4 bed
£371k
1 Barkby Road, Queniborough
LE7 3FE
£369k
1 Chapel Close, Queniborough
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3 bed2 bath
£364k
1 Daisy Close, Queniborough
LE7 3AD
3 bed2 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Brook House Farm is modelled from its 806 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LE7 3BL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for Brook House Farm. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Brook House Farm was lodged in June 2020 at band D and is valid until June 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 21 applications are matched to Brook House Farm. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 2 schools and 14 stops listed are measured in a straight line from LE7 3BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Brook House Farm is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Brook House Farm, Main Street, Beeby, Leicester, LE7 3BL. Each answer is also embedded as structured data for search engines.
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- Brook House Farm, Main Street, Beeby, Leicester valuationHow the estimate is built and what moves it
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