# FOSNEY MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG

## Property details

- Slug: `1409cb9` (address key hash: `1409cb9b227c443f818b1df5bc25b28985056035`)
- Postcode: PE22 9AG
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 98 m²
- EPC rating: D
- Year built: England and Wales: 1996-2002
- Last sold: £300,000 Mar 2026
- Price per m²: £3,061/m²
- Local average: £553,844 (41 sales)
- Street crime: 1 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £300,000
- Date: 2026-03-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/04/2031
- **Current heating cost:** £719/year
- **Est. upgrade cost to C:** £17,100

### Recommendations
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2211-7040-2409-2561)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £300,000 | Detached | +42.9% | £300,952 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-2516-b8d0-e063-4704a8c08d98) |
| Sold | 2008-07-24 | £210,000 | Detached | +156.1% | £285,624 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/858de284-f820-4695-b6e7-92577d6e9c01) |
| Sold | 1997-11-21 | £82,000 | Detached | — | £359,889 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ca8fdef1-2d69-46c3-b89a-df552094f87b) |

*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 |
|---------|-------|------|------|
| FOSNEY MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £300,000 | 27/03/2026 | Detached |
| FOSNEY MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £210,000 | 24/07/2008 | Detached |
| FOSNEY MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £82,000 | 21/11/1997 | Detached |

## Historic listings

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

- Matched listing: [166649777](http://87.117.209.195:8080/listings/d249634)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £300,000 |
| listed | 2025-09-05 | £310,000 |
| sold | 2008-01-01 | £210,000 |
| sold | 1997-01-01 | £82,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE PALLANTS MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £247,500 | 19/12/2025 | Detached |
| HONEYWELL MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £255,000 | 19/03/2025 | Detached |
| SLEEPY HOLLOW CHAPEL LANE, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AP | £215,000 | 07/07/2023 | Detached |
| NOELLA MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AJ | £255,000 | 08/06/2023 | Detached |
| THE HOUSE BROADGATE, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9BJ | £260,000 | 18/11/2022 | Detached |
| THE LONGDRIVE MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £260,000 | 05/08/2022 | Detached |
| VALETTA MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AJ | £220,000 | 06/07/2022 | Detached |
| CONIFER LODGE MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AS | £650,000 | 10/06/2022 | Detached |
| TAWNY OWL MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AS | £249,950 | 05/04/2022 | Detached |
| LAWROUSE MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AG | £229,950 | 31/01/2022 | Detached |
| PARKSIDE MAIN ROAD, WRANGLE, BOSTON, LINCOLNSHIRE, PE22 9AJ | £465,000 | 18/11/2021 | Detached |

**Area average:** £300,673 (11 sales)

## Capital growth trend

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

- **5y growth:** 174.2%
- **10y growth:** 226%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2%
- **5y growth (index):** 9.6%
- **10y growth (index):** 29.5%

## Rental Range

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

- **Low:** £720/mo
- **Realistic:** £800/mo
- **Optimistic:** £880/mo

## LHA (Local Housing Allowance)

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

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 Area rent estimate.*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Public order | 1 |
| **Total incidents** | **1** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Wrangle Primary Academy | Primary | 0.3 miles | Good — 5 Oct 2021 |
| Old Leake Primary Academy | Primary | 1.4 miles | Good — 15 Feb 2013 |
| The Giles Academy | Secondary | 1.6 miles | Good — 27 Jun 2023 |
| Friskney All Saints Church of England Primary School | Primary | 3.2 miles | Good — 24 Sep 2024 |
| The New Leake Primary School | Primary | 4.2 miles | Good — 10 Mar 2019 |