Princess Road West, Leicester, LE1 6TH
Bosworth House
Low Entry Investment Into A Thriving Location
Studios, 1- & 2-bedroom apartments
Yields up to 6.4%
Prime Leicester location
Prime city-centre living in Leicester
Bosworth House is a 58-unit residential development by Dencap Ltd, offering modern studios, one- and two-bedroom apartments in the heart of Leicester city centre. The scheme is scheduled for completion in March 2026. Each unit will be delivered to a high specification, with contemporary fittings, good natural light and — for select upper-level apartments — city views. The development benefits from a 999-year leasehold tenure, zero ground rent and low service charges (circa £2 per sq ft), making it an attractive buy-to-let or capital-growth investment.
Located within walking distance of Leicester Railway Station, major amenities, retail, transport links and two large universities, Bosworth House appeals to a wide tenant demographic including students, young professionals and commuters. The development offers a strong expected net rental yield of circa 6.4 percent.
Investors are offered a payment plan: 20 percent deposit on exchange (minus a small reservation fee) with the balance due on completion. This low-entry threshold and yield potential makes Bosworth House a compelling off-plan opportunity in a city undergoing infrastructure improvements and steady demand for quality rental housing.
Contact us today to find out more about this exciting investment opportunity.
Key Details
- 58 apartment units (mix of studios, 1-bed and 2-bed)
- Completion expected March 2026 (Q1 2026)
- Tenure: 999-year leasehold with zero ground rent
- Service charge: approx. £2 per sq ft
- Expected net rental yield circa 6.4%
- Attractive entry price from ~£142,000 to ~£239,000 depending on unit type and size
- Prime city-centre location: walking distance to railway station, amenities, universities, transport and city centre
The Apartments
Why Choose Leicester
Leicester
Market Summary
Leicester Property Market Trends and Resilience
The Leicester market has shown remarkable long-term resilience, with prices soaring over 40% in the last decade due to population growth outpacing housing delivery. The city remains an accessible market, with average prices below the UK national average, positioning it for further growth. As part of the core East Midlands growth area, Savills forecasts the region could see up to +22.2% price growth between 2025 and 2029. This combination of affordability and strong growth makes it an investor hotspot.
Yields
Leicester Buy-to-Let Rental Yields and Income
Leicester is a consistent high-yield performer. Average gross yields range from 5.0% to 7.5% in central and inner-city postcodes. Rental demand is exceptionally strong due to a large-scale gulf between supply and demand, driven by rapid population growth and the huge student base. Rental prices rose by 7.4% annually to September 2025, significantly above the regional average, ensuring reliable and increasing cash flow for investors.
Regeneration
Major Regeneration Projects Powering Leicester Property Value
Strategic regeneration is creating a new, attractive profile for Leicester, driving both residential and commercial demand:
- Waterside Regeneration: A £20 million investment transforming a 150-acre former industrial area in the north-west (LE1/LE3) into a vibrant new neighbourhood. This catalyst project will deliver 350 new homes, offices, and commercial workspaces, significantly boosting property values in the area.
- Leicester Station Gateway: A £22 million Levelling Up scheme to remodel the railway station entrance, creating a more attractive gateway to the city centre and supporting the appeal of the central LE1 postcode.
- Pioneer Park: A key investment area focused on high-tech industries, including the development of new Dock-style buildings and manufacturing spaces near Abbey Lane, attracting professional tenants in the digital and life sciences sectors.
Connectivity
Leicester Transport Links and Connectivity for Commuters
Leicester's central position in the UK's "Golden Triangle" is a huge advantage, making it highly attractive for commuter tenants and logistics employers.
- National Rail: Leicester Railway Station provides fast, frequent services to key destinations, including London St Pancras (approx. 60-75 mins), Birmingham, and Nottingham, making it a viable commuter hub.
- Road Network: The city benefits from unrivalled road access, sitting near the M1, M6, and M69 motorways. This is vital for tenants working across the East and West Midlands and supports the massive regional logistics industry.
- Proximity to Airports: East Midlands Airport is a major transport hub nearby, providing essential domestic and international links for the professional community.
Areas Overview
Best Areas to Invest in Leicester Property for Strong Returns
Strategic investment should target the areas with the highest yield derived from student/young professional demand.
- Leicester City Centre (LE1)
Highest Yield & Professional Rent
High rental yields (7.5%) on flats and conversions. Appeals to young professionals and final-year students due to proximity to the city's amenities and employment.
- Clarendon Park (LE2)
Student & Young Professional
Highly desirable, leafy suburb close to the University of Leicester. Offers strong, reliable returns and very low void periods, ideal for HMOs and single-lets.
- West End / Narborough Road (LE3)
Value & Diversity
Vibrant, multicultural area popular with students, sharers, and young families. Affords more accessible prices and good yields (5.3%) near De Montfort University.
- Highfields (LE2/LE5)
Affordability & Yield
Traditionally offers more affordable entry prices and above-average rental returns. Ideal for investors seeking cash flow and future capital appreciation as the centre expands.
- Loughborough (LE11)
Dedicated Student Town
Home to Loughborough University (famous for sports/engineering). Excellent dedicated student market with some of the highest yields in the region (8.9%+ on HMOs).
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