Our Areas › Leicester
Property sourcing Leicester
Universities, a major hospital trust, strong rail links and a range of neighbourhoods, explained for residential property investors.
Why invest in Leicester?
Leicester sits in the centre of the East Midlands, roughly between Nottingham and Derby to the north and Birmingham to the west, and on the Midland Main Line to London. It is a city to live, work and study in, which is why investors often look at it.
Demand for rented homes here can be influenced by two universities, a large NHS trust, retail, food production, logistics and professional services, as well as people commuting to nearby towns. Different parts of the city and surrounding towns suit different strategies, so the sections below are a starting point for your own research rather than a recommendation.
Universities
University of Leicester has its main campus about a mile south of the city centre, beside Victoria Park. De Montfort University (DMU) is a short walk from the centre, near Leicester Castle. Student housing demand tends to cluster in the residential streets around both campuses and along routes into the centre.
For investors, the relevant questions are how much purpose-built student accommodation is nearby, what local HMO licensing and planning rules apply, and how reliable demand is year to year. Student numbers can rise or fall, and policy on international students can change.
The HESA totals include undergraduates and postgraduates and are not all campus-based, so they do not equal the number of students needing a local rented room. We have not published an international student share because we could not confirm a consistent figure for both universities.
Sources: HESA, Where do HE students study? (2024/25; totals as reproduced on the Wikipedia pages for University of Leicester and De Montfort University, because the HESA tool could not be opened directly; please check at source before quoting). Loughborough University, Facts and figures 2023-24 (December 2023 count).
Hospitals and healthcare
University Hospitals of Leicester NHS Trust (UHL) runs three large acute hospitals: Leicester Royal Infirmary (near the city centre), Leicester General Hospital (east of the centre) and Glenfield Hospital (west of the centre, in Glenfield). The trust describes itself as the biggest employer in the region, with around 18,000 staff, and it also draws in medical students and visiting professionals.
A large workforce can create demand for rented rooms and flats nearby, but shift patterns, parking and transport matter to tenants as much as distance.
Plans are changing. UHL's published plans include a new £12.8m Urgent Treatment Centre at the Royal Infirmary (expected 2027) and £39m of national New Hospital Programme funding for enabling works, with a new Women's and Children's Hospital at the Royal Infirmary expected to start construction in 2032. Check UHL's latest announcements before relying on any site changes.
Sources: UHL, Who we are; UHL, future hospitals and Urgent Treatment Centre update.
Employers and business centres
Leicester City Council's 2023 investment site names Next, Dunelm, IBM, Access Group and Santander among major employers in the area, and logistics operators including DHL and UPS around East Midlands Airport. It also highlights the Space Park Leicester cluster and the Charnwood Campus life-science site. Alongside these, the two universities and the NHS are significant public-sector employers.
Jobs create housing demand only when people want to live nearby, so compare commute times, wage levels and the existing supply of homes in the area rather than relying on employer names.
Source: Visit Leicester (Leicester City Council), Invest in Leicester, 4 April 2023. This is promotional material, so employer lists should be checked against current company information. We have not published employee counts for private employers.
Transport and connectivity
Rail. Leicester station is managed by East Midlands Railway, with CrossCountry also calling. The station has direct services to London St Pancras, Nottingham, Derby, Sheffield and Birmingham New Street. Check the current East Midlands Railway and CrossCountry timetables for frequency and journey times before planning a commute-led investment.
Road. The M1 passes west of the city, the M69 runs south-west towards Coventry and the M6, and the A46, A6 and A50 link the city with Loughborough, Nottingham and surrounding towns. Air. East Midlands Airport lies north-west of Leicester, close to the M1. Bus. Local bus services connect the city centre with the suburbs and towns below.
Source: Office of Rail and Road, Table 1410, passenger entries and exits by station (April 2024 to March 2025). Road and airport details are general geography and were not tied to a statistic.
Shopping, leisure and lifestyle
Shopping: Highcross is the main covered shopping centre, with Haymarket Shopping Centre and Leicester Market also in the centre. Culture and events: Curve theatre and the city-centre venues. Sport: the King Power Stadium is home to Leicester City FC. Green space: Victoria Park and Abbey Park are within easy reach of the centre.
Amenities do not guarantee tenant demand, but access to shops, leisure, parks and transport is one of the things tenants commonly weigh up.
Regeneration
In July 2026 the City Mayor approved allocating £9.95m of Levelling Up funding to the station project (decision of 22 July 2026), taking Levelling Up backing to £27.5m. A scrutiny call-in was withdrawn on 6 August 2026 and the decision stands. The scheme would move the main entrance to Station Street, restore the Grade II listed facade and add accessibility, with a development partner expected early 2027.
A £12.8m Urgent Treatment Centre at Leicester Royal Infirmary is expected in 2027, with a larger Women's and Children's Hospital project at an earlier planning stage.
Regeneration does not automatically raise rents or values. Schemes can be delayed, changed or scaled back, and the effect on nearby homes depends on the location and on supply. Treat these as context for your own research.
Sources: Leicester City Council, station revamp funding, July 2026; Leicester City Council, decision record, Leicester Railway Station funding support; UHL (links in the healthcare section).
Property investment considerations
Areas with rail or bus links, local shops and a mix of semis and terraces may suit longer-term lettings to families and working households. Check local rents, void periods and running costs.
Streets near the University of Leicester, DMU and Loughborough University are often investigated for student lets. Check HMO licensing, planning rules, room sizes, supply of purpose-built accommodation and the term-time nature of demand.
Areas near the Royal Infirmary, General and Glenfield hospitals may suit professional lets, though demand depends on shift patterns, parking and transport.
Terraces and older semis may offer refurbishment projects. Survey, build cost, regulations and the finished-value evidence all need checking, and costs can exceed estimates.
Flats and converted buildings can suit renters who want to be near work and amenities. Look closely at service charges, ground rent, lease length and local supply.
No area is guaranteed to perform well. Property values and rents can fall as well as rise. This guide is information only, not financial, tax or legal advice.
Neighbourhoods
Distances are approximate straight-line directions from the city centre. Always visit, check current local data and take professional advice.
The commercial and cultural core, with Highcross, Haymarket, Leicester Market, Curve and the railway station. Transport: Leicester station and the main bus hub. Nearby: DMU a short walk away, Royal Infirmary close by. Homes: apartments, conversions and some terraces on the edges. Relevance: may suit renters wanting convenience; compare service charges and local supply.
A suburban town on the south-east edge, with a high street and Victoria Park nearby. Transport: bus links to the city and the A6. Nearby: University of Leicester student accommodation is located in Oadby (check the university's current list). Homes: mixed housing; check the stock street by street. Relevance: family and student-linked lets may be options; check pricing and licensing.
A town south of Leicester with a shopping centre and local amenities. Transport: bus links to Leicester and nearby road connections. Homes: mixed housing; check the stock street by street. Relevance: may be examined for buy-to-let and refurbishment projects; check local rents and condition.
A large residential area on the south-west side of the city, with local shops and parkland. Transport: bus routes to the centre. Nearby: Glenfield Hospital is a short distance north-west. Homes: mixed housing; check the stock street by street. Relevance: could suit buy-to-let; check condition, tenant demand and resale evidence.
A suburb and village area on the A50 corridor, home to Glenfield Hospital. Transport: bus links to the city and road access to the A46 and M1. Homes: modern estates, semis and some larger detached homes. Relevance: may appeal to healthcare staff; check commute times and local supply.
A town north of Leicester with a high street and its own railway station. Transport: rail and bus links towards Leicester, plus the A46 and A607 for road access (check current services). Homes: semis, bungalows and newer developments. Relevance: may be considered by commuters; check local rents and demand.
A market town with a university and a railway station on the Midland Main Line. Transport: East Midlands Railway services to Leicester, Nottingham and London, and the A6 and M1. Nearby: Loughborough University (19,451 students, 2023/24) and East Midlands Airport. Homes: terraces, semis and student housing. Relevance: student-led lets and HMOs may be investigated; check licensing and the supply of student housing.
Sources: University figures as above; distances and descriptions are our general geography and have not been measured for a specific address.
Looking to invest in Leicester?