Model valuation£417,0008 Busby Close
Local market context
12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
4 sales on record1 planning record
Estimated value
£556,000
- Since the 2025 sale (£550,000)+1%
- Against LE8 0SB's recent median (£365,000)+52%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
175 m²
1884 sq ft
Energy rating
C
Score 76
Council tax
Band E
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
£556,000
- Against its 2025 sale (£550,000)+1%
- Against LE8 0SB's recent median (£365,000)+52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Larkswood is modelled from its 175 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in LE8 0SB. 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
175 m² from the EPC lodged in March 2025
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in LE8 0SB
5 sales, median £365,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on 12 Larkswood was the highest on Land Registry record across the postcode.
Sales timeline
26 June 2025Most recent
£550,000
+57.1%over 4 years22 February 2021
£350,000
+24.1%over 5 years13 March 2015
£282,000
+16.0%over 5 years27 September 2009
£243,000
Median price across the last 5 sales in LE8 0SB: £365,000 (2025–2019).
Nearby sales in LE8 0SB
14 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
Sold Apr 2025
£517,50016 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
Sold Nov 2022
£350,0006 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
Sold Jun 2021
£365,00010 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
Sold Apr 2014
£230,0003 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
Sold Mar 2012
£240,600
What this page doesn't show
1 potential issue has already been flagged for 12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 12 Larkswood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Larkswood is a four-bedroom detached house in Kibworth Beauchamp, Leicester, Leicester (LE8 0SB). It has a recorded floor area of 175 m² (around 1884 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (March 2025) shows a C (score 76), near the top of the C band. When first surveyed in November 2014 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 82). Records show the property has been extended at some point in its history.
At 175 m² the property is well over the postcode median (114 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). It changed hands recently, sold June 2025 for £550,000. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2021. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 2009–2025, sale prices on this property compounded at 5.3% per year. On a £-per-square-foot basis, the last sale (£292/sq ft) was about 25.7% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 12 Larkswood
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Nov 2014
EPC improved fromD65toC76
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
23%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB, sourced from the PlanIt planning register.
1 application on record at 12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB
1decisions1extensions7documents1nearby
- Jul 2021Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a first floor front extension, single storey rear extension, replacement of existing side carport to garage and conversion of garage to habitable accommodation
Extension- Documents
- 7 docs on file
- Reference
- 21/00716/FUL
Unlock 12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Larkswood homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 12 Larkswood lags the street by a wide margin.
Price per m²
£3,143
Street avg £2,810
Floor Area
175 m²
Street avg 119 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.6 t/year
Street avg 6.1 t/year
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.
Crime
170/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Kibworth Cemetery — bus stop.
Closest school
0.7 km
Kibworth Church of England Primary School. 2 schools nearby.
Nearest schools
- Kibworth Church of England Primary SchoolPrimary720m
- Kibworth Mead AcademySecondary786m
Nearest stops
- Kibworth CemeteryBus stop140m
- Kibworth CemeteryBus stop166m
- Brookfield WayBus stop203m
- The SquareBus stop449m
Most reported crime locally
- Violence & Sexual Offences807 reports40%
- Anti-social Behaviour295 reports14%
- Public Order185 reports9%
- Criminal Damage & Arson166 reports8%
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 LE8 0SB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
42.0dB
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · 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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1 Cranoe Road, Tur Langton
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£375k
1 Blacksmiths Lane, Smeeton Westerby
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1 Church Close, Kibworth Beauchamp
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1 Bulls Terrace, Shangton Road, Tur Langton
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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 12 Larkswood is modelled from its 175 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in LE8 0SB. 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. 4 sales are recorded for 12 Larkswood. 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 12 Larkswood was lodged in March 2025 at band C and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Larkswood. 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 12 months, which places each incident at an approximate point. The 2 schools and 20 stops listed are measured in a straight line from LE8 0SB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Larkswood is in council tax band E. 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 12 Larkswood, Kibworth Beauchamp, Leicester, LE8 0SB. Each answer is also embedded as structured data for search engines.
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