Detached 2 sales on record

9 HUNTSMAN CLOSE

FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ

£243,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE21 0BQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Church of Latter Day Saints	0.3 miles
Shop	One Stop	0.4 miles
Hospital	Norton Lea	1.3 miles
Train station	Boston	1.6 miles
University	University of Lincoln - Holbeach Campus	10.8 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

111 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£243,000 May 2026

Price per m²

£2,189/m²

Local average

£255,553 (65 sales)

Street crime

94 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/11/2025

Expiry date: 12/11/2035

Current heating cost: £1,115/year

Potential heating cost: £931/year

Est. upgrade cost to C: £18,135

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Low energy lighting for all fixed outlets (£540 - £630)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/05/2026	£243,000	Detached	+203.9%	£242,493 to June 2026	View transaction
Sold	30/01/1998	£79,950	Detached	—	£329,794 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£243,000
listed	17/11/2025	£245,000
sold	01/01/1998	£79,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£225,000	12/12/2025	Detached
45 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£110,000	05/12/2025	Detached
26 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£256,250	27/08/2025	Detached
81 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE	£259,950	11/07/2025	Detached
51 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT	£350,000	02/12/2024	Detached
43 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT	£234,950	19/10/2023	Detached
34 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£232,500	23/06/2023	Detached
14 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£200,000	22/05/2023	Detached
43 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£197,500	28/04/2023	Detached
3 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ	£249,000	17/04/2023	Detached
58 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN	£266,000	14/04/2023	Detached
22 BRIDLE CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BG	£250,000	23/02/2023	Detached
4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£200,000	30/11/2022	Detached
49 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL	£235,000	30/11/2022	Detached
27 PILGRIM GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0DD	£210,000	16/09/2022	Detached
95 KINGSWAY, BOSTON, LINCOLNSHIRE, PE21 0AU	£175,000	09/09/2022	Detached
22 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB	£285,000	17/08/2022	Detached
9 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB	£300,000	12/08/2022	Detached
78 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE	£320,000	11/08/2022	Detached
66 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN	£320,000	01/08/2022	Detached

Area average: £243,808 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 16.7%

10y growth 38.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Boston. Series: Detached. As of June 2026.

1y (index) 2.5%

5y (index) 12.2%

10y (index) 27.8%

Rental Range

Estimated market rent for Boston. Low = conservative, Realistic = average, Optimistic = best case.

Low £723/mo

Realistic £803/mo

Optimistic £883/mo

Based on Local Authority from postcode lookup → Boston.

LHA (30th percentile) floor for Lincolnshire Fens: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Windsor Bank, PE21	£895/mo	3	0.69 miles	OpenRent
3 Bed Semi-Detached House, Windsor Bank, PE21	£900/mo	3	0.79 miles	OpenRent
3 Bed Semi-Detached House, Windsor Crescent, PE21	£950/mo	3	0.85 miles	OpenRent
3 Bed Terraced House, Field Street, PE21	£950/mo	3	1.17 miles	OpenRent
3 Bed End Terrace, St. Botolphs Mews, PE21	£1,200/mo	3	1.21 miles	OpenRent
3 Bed End Terrace, St Botolphs Mews, PE21	£1,200/mo	3	1.21 miles	OpenRent

Average rent: £1,016/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 4.7%

Cost-to-rent ratio 21.3×

Monthly cashflow £-127/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~307 m² (0.08 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	33
Anti-social behaviour	21
Shoplifting	17
Criminal damage and arson	6
Other theft	5
Vehicle crime	4
Burglary	2
Other crime	2
Public order	2
Bicycle theft	1
Possession of weapons	1
Total incidents	94

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Nicholas CE Primary Academy	Primary	0.6 miles	Good — 20 Nov 2023
Hawthorn Tree School	Primary	0.6 miles	Good — 7 Dec 2016
Boston Nursery School	Nursery	0.7 miles	Good — 9 Sep 2013
Boston College	Other	0.8 miles	— (No rating)
St Thomas CofE Primary Academy	Primary	1.0 miles	Good — 9 Jul 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
24/06/2025	04/06/2025	1	2
18/07/2021	12/07/2021	1	—
03/11/2019	31/10/2019	6	—

# 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ

## Property details

- Slug: `fb3ae82` (address key hash: `fb3ae8294e7d98bddae996edf4b4806792b6a837`)
- Postcode: PE21 0BQ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 111 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £243,000 May 2026
- Price per m²: £2,189/m²
- Local average: £255,553 (65 sales)
- Street crime: 94 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £243,000
- Date: 2026-05-01
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/11/2035
- **Current heating cost:** £1,115/year
- **Est. upgrade cost to C:** £18,135

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- E (£540 - £630)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9078-3956-0209-6485-5204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £243,000 | Detached | +203.9% | £242,493 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-8832-8052-e063-4804a8c06ee4) |
| Sold | 1998-01-30 | £79,950 | Detached | — | £329,794 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/caaeec46-2bc8-4432-9a36-47c02f9cc42e) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £243,000 | 01/05/2026 | Detached |
| 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £79,950 | 30/01/1998 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [169399976](http://87.117.209.195:8080/listings/6404dea)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £243,000 |
| listed | 2025-11-17 | £245,000 |
| sold | 1998-01-01 | £79,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £225,000 | 12/12/2025 | Detached |
| 45 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £110,000 | 05/12/2025 | Detached |
| 26 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £256,250 | 27/08/2025 | Detached |
| 81 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £259,950 | 11/07/2025 | Detached |
| 51 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £350,000 | 02/12/2024 | Detached |
| 43 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £234,950 | 19/10/2023 | Detached |
| 34 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £232,500 | 23/06/2023 | Detached |
| 14 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £200,000 | 22/05/2023 | Detached |
| 43 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £197,500 | 28/04/2023 | Detached |
| 3 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £249,000 | 17/04/2023 | Detached |
| 58 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £266,000 | 14/04/2023 | Detached |
| 22 BRIDLE CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BG | £250,000 | 23/02/2023 | Detached |
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £200,000 | 30/11/2022 | Detached |
| 49 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL | £235,000 | 30/11/2022 | Detached |
| 27 PILGRIM GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0DD | £210,000 | 16/09/2022 | Detached |
| 95 KINGSWAY, BOSTON, LINCOLNSHIRE, PE21 0AU | £175,000 | 09/09/2022 | Detached |
| 22 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £285,000 | 17/08/2022 | Detached |
| 9 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £300,000 | 12/08/2022 | Detached |
| 78 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £320,000 | 11/08/2022 | Detached |
| 66 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £320,000 | 01/08/2022 | Detached |

**Area average:** £243,808 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 16.7%
- **10y growth:** 38.9%

## House Price Index (HM Land Registry)

*Official index for Boston; Detached series; as of June 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 12.2%
- **10y growth (index):** 27.8%

## Rental Range

*ONS Price Index of Private Rents (Boston). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £723/mo
- **Realistic:** £803/mo
- **Optimistic:** £883/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Lincolnshire Fens (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Windsor Bank, PE21 | £895/mo | 3 | 0.69 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Bank, PE21 | £900/mo | 3 | 0.79 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Crescent, PE21 | £950/mo | 3 | 0.85 miles | OpenRent |
| 3 Bed Terraced House, Field Street, PE21 | £950/mo | 3 | 1.17 miles | OpenRent |
| 3 Bed End Terrace, St. Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |
| 3 Bed End Terrace, St Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |

**Average rent: £1,016/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-127/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 33 |
| Anti-social behaviour | 21 |
| Shoplifting | 17 |
| Criminal damage and arson | 6 |
| Other theft | 5 |
| Vehicle crime | 4 |
| Burglary | 2 |
| Other crime | 2 |
| Public order | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **94** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| St Nicholas CE Primary Academy | Primary | 0.6 miles | Good — 20 Nov 2023 |
| Hawthorn Tree School | Primary | 0.6 miles | Good — 7 Dec 2016 |
| Boston Nursery School | Nursery | 0.7 miles | Good — 9 Sep 2013 |
| Boston College | Other | 0.8 miles | — (No rating) |
| St Thomas CofE Primary Academy | Primary | 1.0 miles | Good — 9 Jul 2012 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #16855374
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 24/06/2025
- **Work Completed:** 04/06/2025
- **Items:** 1 window(s), 2 door(s)

### FENSA Certificate #14688841
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 18/07/2021
- **Work Completed:** 12/07/2021
- **Items:** 1 window(s)

### FENSA Certificate #13835324
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 03/11/2019
- **Work Completed:** 31/10/2019
- **Items:** 6 window(s)