Downsizing in Blaby: What You Would Actually Release
Selling at the £260,000 Blaby average and buying at £182,000 releases about £70,260 after costs. Fees, stamp duty and moving take roughly £7,740 of it.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Selling at the £260,000 Blaby average and buying at £182,000 releases about £70,260 after costs. Fees, stamp duty and moving take roughly £7,740 of it.
The downsizing sum for Blaby
Start with the gap. Selling at £260,000 and buying at 70% of that, £182,000, leaves £78,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £3,900. Stamp duty on the purchase is £1,140. Total £7,740, leaving £70,260 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Blaby.
Two routes to the same cash, priced
A lifetime mortgage at 65 on the same property would release about £88,400. Downsizing nets £70,260. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £88,400 release grows to roughly £311,490. The downsizing figure does not grow at all, because there is no debt.
What the move costs beyond money
Council tax follows the property, not the person. Band D in Leicestershire is £2,546, and a smaller home may sit in a lower band. Check the band before you offer, not after.
Downsizing works best when you are not in a hurry.
What a move within Blaby looks like
The schools families ask about here are Blaby Stokes CofE Primary School, Countesthorpe Academy and Glen Hills Primary School. 1 local school was rated Good or Outstanding overall at its most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Blaby to Leicester city centre takes about 15 to 25 min.
By price, Blaby ranks 25 of the 34 Leicestershire locations we cover, at £260,000 against a county average of £299,265. Band D council tax here is £2,546, against an average of £2,378 across the towns we cover in the county.
Moving within Leicestershire rather than out of it keeps you near family and known services. The average price across the county towns we cover is £299,265, against £260,000 here.
Is Blaby right to stay in?
Blaby is a Leicester-edge village and small town, the district namesake, with an old core and newer estates.
The full local guide covers schools, transport and the market in detail: Blaby property and area guide.
- Affordable homes near Leicester
- Fast M1 (J21), M69 & A46 links
- Fosse Park & the city on the doorstep
- An old village core with amenities
- Bouskell Park & countryside close by
- No railway station in the village
- Traffic and noise near the junctions and Fosse Park
- Some local schools have a mixed recent Ofsted picture
- River Sence flood risk on some homes
- New-build estate-management charges to check
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers | ★★★☆☆ | Bungalows, smaller semis and newer flats offer manageable, affordable homes with amenities and a city on the doorstep, though the motorway and retail-park traffic and the lack of a station are worth weighing. |
| First-time buyers | ★★★★★ | One of the more affordable ways to buy near Leicester, flats and maisonettes from around £120,000 to £170,000 and terraces and smaller semis from the £180,000s, with everyday amenities, schools and fast road links close by. |
| Families | ★★★★☆ | Affordable family houses, primary schooling in the village (Blaby Stokes CofE) and secondary places in the wider catchment (Countesthorpe Academy), parks and Fosse Park nearby, a practical family base, though the graded picture at some local schools is mixed, so check current reports and catchment. |
| Commuters | ★★★★☆ | Fast access to the M1 (junction 21), the M69 and the A46, and Leicester only about four miles away, make Blaby a strong base for drivers, though there is no railway station in the village itself (Narborough and South Wigston are the nearest). |
| Investors & landlords | ★★★★☆ | Affordable stock, steady Leicester-edge rental demand and proximity to Fosse Park and the logistics corridor support lettings, check yields, local licensing and demand for the exact property. |
Blaby is known locally for The district namesake, and Everards Meadows & the Beer Hall. Blaby gives its name to Blaby District, the local-government district covering this part of southwest Leicestershire, a small village with an outsized administrative role.
Practical detail for Blaby: the LE8 postcode district, no station in Blaby, nearest are Narborough (Birmingham to Peterborough line) & South Wigston, plus Leicester for the mainline and nearest A and E is Leicester Royal Infirmary (Type 1), a short drive, verify with NHS.
Blaby has history behind the price. In 1086, Blaby is recorded in the Domesday Book, a small farming village southwest of Leicester with Scandinavian-origin name.
Blaby at a glance
| Downsizing line | Blaby figure |
|---|---|
| Sale price, local average | £260,000 |
| Purchase at 70% of value | £182,000 |
| Estate agent at 1.5% | £3,900 |
| Stamp duty on purchase | £1,140 |
| Legal and moving | £2,700 |
| Total costs | £7,740 |
| Net released | £70,260 |
| Lifetime mortgage alternative at 65 | £88,400 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Blaby
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- A real valuation of your home, not the £260,000 average
- The council tax band of the property you are buying
- Total moving costs of about £7,740
- The equity release comparison, in writing, before you decide
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Blaby
Broadband speeds can vary street by street in Blaby, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much would I release by downsizing in Blaby?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Blaby?
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