Rooms in established shared houses
In Leicester's Article 4 areas the council usually refuses new HMOs, so a well-run house with a lawful history, and the paperwork to prove it, is the asset worth buying.
HMO investment → Leicester property investment
Property Investment in Leicester
Buy-to-let and HMO property sourced across Leicester, from Clarendon Park and the West End to family homes in Evington and Aylestone, with Article 4 and selective licensing checked street by street.
Leicester has two universities, three major hospitals and a private rented sector well above the national share. It also has two Article 4 directions and a selective licensing scheme, so the rules depend on the street as much as the price.
- Selective licensing checked by street
- Article 4 status checked
- Fee payable on completion only
- Budgets from £20,000
Leicester's property market in numbers
Official averages for the city council area.
| Measure | Leicester average |
|---|---|
| All property types | £227,000 |
| Terraced house | £206,000 |
| Semi-detached house | £261,000 |
| Flat or maisonette | £141,000 |
| Monthly private rent | £1,023 |
Source: Office for National Statistics house price and private rent figures for the Leicester City Council area. The council estimates that around 40,000 of the city's 150,000 homes, roughly 27%, are privately rented, against about 19% nationally.
What drives rental demand
The University of Leicester, with more than 20,000 students, sits just south of the centre beside Victoria Park and Clarendon Park. De Montfort University's campus is in the city centre, close to the West End and Braunstone Gate.
University Hospitals of Leicester runs three acute sites: the Leicester Royal Infirmary in the centre, Glenfield Hospital to the north-west and Leicester General Hospital to the east. Each brings staff into the streets around it.
East Midlands Railway runs to London St Pancras in just over an hour at its fastest and north to Nottingham, Derby and Sheffield, while CrossCountry serves Birmingham. The M1 passes the west of the city at junctions 21 and 22, with the M69 heading to Coventry.
Which council? It changes the rules
The city council covers less of the urban area than many people expect.
| Area | Council | What that means |
|---|---|---|
| Clarendon Park, West End, Highfields, Stoneygate, Aylestone, Evington, Belgrave | Leicester City Council | Two Article 4 directions and selective licensing in parts of five wards |
| Oadby, Wigston, South Wigston | Oadby and Wigston Borough Council | Its own rules, separate from the city's |
| Braunstone Town, Glenfield, Enderby, Narborough | Blaby District Council | Its own rules, separate from the city's |
| Birstall, Thurmaston, Syston | Charnwood Borough Council | Its own rules, separate from the city's |
| Scraptoft, Thurnby | Harborough District Council | Its own rules, separate from the city's |
Names can mislead: Braunstone Town is in Blaby, while Braunstone Park and Rowley Fields is a city ward. In July 2026 the government confirmed that from 1 April 2028 the city will widen to take in Oadby and Wigston and parts of Blaby, Charnwood and Harborough. The change is being contested, and until it happens each council's own rules apply.
Areas we source in Leicester
Six parts of the city, each with a different tenant and a different set of checks.
Clarendon Park
Victorian terraces beside the University of Leicester, let to students and young professionals. An Article 4 area since 2014, so we look for houses with an established lawful HMO use.
West End and Westcotes
Dense Victorian terraces near De Montfort University and Braunstone Gate. Students and sharers; both Article 4 and selective licensing apply.
Highfields and Stoneygate
Larger Victorian and Edwardian houses east of the centre, many already divided into flats or rooms. Sharers, professionals and families, with parts covered by Article 4 and selective licensing.
Aylestone
Late-Victorian and Edwardian terraces and inter-war semis near Aylestone Meadows. Families and longer-term tenants; parts may fall in the southern Article 4 area.
Evington
Inter-war and post-war semis near Leicester General Hospital. Families and hospital staff, mostly outside the HMO controls.
Belgrave and Rushey Mead
Victorian terraces in Belgrave and inter-war and post-war semis in Rushey Mead, north of the centre. Mainly whole-house family lets.
Two common Leicester property types
Semis in the outer wards
Inter-war semis in Evington, Rushey Mead and Aylestone attract families and hospital staff, with simpler licensing than the inner streets.
Buy-to-let investment advice →What a Leicester purchase costs
Based on the city's average prices.
| Example | 25% deposit | Stamp duty |
|---|---|---|
| Average flat, £141,000 | £35,250 | £7,370 |
| Average terrace, £206,000 | £51,500 | £11,920 |
| Average semi, £261,000 | £65,250 | £16,100 |
Figures use the stamp duty rates for additional properties. In the selective licensing areas, which cover parts of five wards, a licence adds to the cost of every rented home, including small shared houses. Leicester's averages hide wide variation, so tell us your budget and we will show you which streets it reaches.
Article 4 and selective licensing in Leicester
Leicester has two Article 4 directions. The first, in force since August 2014, covers Clarendon Park, Westcotes and the central area. The second, in force since 28 November 2022, adds further areas to the west, east and south. Inside them, turning a family house into a small HMO needs planning permission, and the council says it usually refuses applications for new HMOs.
The council also points out that lawful HMO use stays with the property only while the use continues. If a family moves in, the house may lose that status and need permission to change back. Before buying, ask for evidence of continuous HMO use, such as past tenancies, council tax records and licences.
Selective licensing has applied since October 2022 in parts of Stoneygate, Westcotes, Fosse, Braunstone Park and Rowley Fields, and Saffron. It covers single lets and small shared houses, and runs to 9 October 2027. The council has not yet decided whether to renew it.
A general summary, not legal advice. Check the council's Article 4 and licensing maps for a specific address.
Nearby and related
Start a Leicester brief
Tell us your budget, the part of Leicester you have in mind and the kind of let you have in mind. We will tell you honestly what the local rules allow.
Leicester property investment questions
Is Leicester a good place to invest in property?
It can be, for the right strategy. Two universities, three major hospitals and a private rented sector of around 27% of homes keep demand broad. The trade-off is tighter rules on shared houses and selective licensing in several wards, so the street you buy in matters more than the city average.
Can I turn a house into an HMO in Leicester?
In most of the inner city it is difficult. Two Article 4 directions mean converting a family house into a small HMO needs planning permission, and the council says it usually refuses new HMOs in those areas. Buying an existing HMO with evidence of continuous lawful use is the realistic route.
Which parts of Leicester need a selective licence?
Parts of Stoneygate, Westcotes, Fosse, Braunstone Park and Rowley Fields, and Saffron, under a scheme that runs to 9 October 2027. It covers single lets and small shared houses. We check the council's map for each address before a property reaches you.
Are Oadby and Wigston part of Leicester?
Not yet. They are currently in Oadby and Wigston Borough Council with their own rules. The government confirmed in July 2026 that they will join an enlarged Leicester council from 1 April 2028, though the change is being contested.
Which parts of Leicester suit family lets?
Evington, Rushey Mead, Aylestone and Belgrave have established family housing, much of it inter-war and post-war semis or Victorian terraces. Evington is close to Leicester General Hospital, which adds hospital staff to the local tenant mix.
Are there restrictions on To Let boards in Leicester?
In some areas, yes. Leicester has controlled To Let boards in parts of the city, including Clarendon Park and the West End, since 2018, and the current controls were renewed in May 2024. Boards there need advertisement consent unless the letting agent follows the council's code of practice. It mainly affects how vacant rooms are marketed in those streets.