# 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF

## Property details

- Slug: `31175e8` (address key hash: `31175e8f6e8cced59239dc6c9b9824894f49e531`)
- Postcode: PE9 1FF
- Transactions on record: 5

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 98 m²
- EPC rating: C
- Year built: England and Wales: 2012 onwards
- Last sold: £387,000 May 2026
- Price per m²: £3,949/m²
- Local average: £616,973 (41 sales)
- Street crime: 133 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £387,000
- Date: 2026-05-14
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/12/2034
- **Current heating cost:** £564/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/9127-3945-1202-8624-0204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-14 | £387,000 | Detached | +13.8% | £388,186 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-89a9-8052-e063-4804a8c06ee4) |
| Sold | 2018-12-04 | £340,000 | Detached | +13.3% | £422,099 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/80e1aa98-44f5-7bf8-e053-6c04a8c00bf2) |
| Sold | 2015-05-22 | £299,995 | Detached | +20% | £466,870 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/39875dbd-01d4-4591-900b-e12ab90fa972) |
| Sold | 2014-07-04 | £250,000 | Detached | +0.8% | £412,605 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/46850b77-afc3-47f8-b30b-6958a7c0cd37) |
| Sold | 2011-05-27 | £247,995 | Detached | — | £425,011 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/7dbab39c-a285-4bce-9a20-2588087f308e) |

*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 |
|---------|-------|------|------|
| 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £387,000 | 14/05/2026 | Detached |
| 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £340,000 | 04/12/2018 | Detached |
| 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £299,995 | 22/05/2015 | Detached |
| 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £250,000 | 04/07/2014 | Detached |
| 85 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £247,995 | 27/05/2011 | Detached |

## Historic listings

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

- Matched listing: [165394844](http://87.117.209.195:8080/listings/33ce7f9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £387,000 |
| listed | 2025-08-05 | £399,995 |
| sold | 2018-01-01 | £340,000 |
| sold | 2015-01-01 | £299,995 |
| sold | 2014-01-01 | £250,000 |
| sold | 2011-01-01 | £247,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 JACKSON WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FG | £595,000 | 26/11/2025 | Detached |
| 40 SUTHERLAND WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2TD | £580,000 | 04/06/2025 | Detached |
| 15 FOX DALE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2XA | £592,000 | 26/04/2023 | Detached |
| 13 CAMBRIDGE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1BN | £470,000 | 20/12/2022 | Detached |
| 9 CAMBRIDGE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1BN | £410,000 | 18/11/2022 | Detached |
| 63 SUTHERLAND WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2TD | £350,000 | 15/11/2022 | Detached |
| 71 SUTHERLAND WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2TD | £820,000 | 14/10/2022 | Detached |
| 10 CAMBRIDGE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1BN | £327,300 | 05/10/2022 | Detached |
| 111 CASTERTON ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2UF | £385,000 | 05/10/2022 | Detached |
| 12 CAMBRIDGE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1BN | £560,000 | 30/09/2022 | Detached |
| 51 ELGAR WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1EY | £287,000 | 23/09/2022 | Detached |
| 73 CASTERTON ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2UB | £555,000 | 31/08/2022 | Detached |
| 11 HADDON ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2UW | £380,000 | 30/08/2022 | Detached |
| 7 ROXBURGH ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2XE | £482,100 | 30/06/2022 | Detached |
| 103 CASTERTON ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2UF | £350,000 | 23/05/2022 | Detached |
| 24 ANCASTER ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1DG | £375,000 | 11/05/2022 | Detached |
| 9 JACKSON WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FG | £595,000 | 25/04/2022 | Detached |
| 5 JACKSON WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FG | £615,000 | 24/02/2022 | Detached |
| 91 BANKS CRESCENT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 1FF | £395,000 | 29/09/2021 | Detached |

**Area average:** £480,179 (19 sales)

## Capital growth trend

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

- **5y growth:** -21.1%
- **10y growth:** -30.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 13.7%
- **10y growth (index):** 42.1%

## Rental Range

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

- **Low:** £759/mo
- **Realistic:** £843/mo
- **Optimistic:** £927/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (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 |
|------|------|------|------|------|
| 4 Bed Detached House, Vence Close, PE9 | £2,950/mo | 4 | 0.58 miles | OpenRent |

**Average rent: £2,950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £368,750
- **Target investor price (1%):** £295,000

*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 £2,950/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 10.9×
- **Monthly cashflow:** £1,106/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.8%

*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:** 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 |
|----------|-------|
| Violence and sexual offences | 52 |
| Anti-social behaviour | 29 |
| Criminal damage and arson | 12 |
| Shoplifting | 12 |
| Other theft | 7 |
| Public order | 4 |
| Vehicle crime | 4 |
| Burglary | 3 |
| Other crime | 3 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Bicycle theft | 1 |
| Drugs | 1 |
| Theft from the person | 1 |
| **Total incidents** | **133** |

*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 |
|------|------|----------|--------|
| Malcolm Sargent Primary School | Primary | 0.5 miles | Good — 25 Nov 2019 |
| The Bluecoat School | Primary | 0.6 miles | Requires improvement — 25 May 2022 |
| Stamford St Gilberts Church of England Primary School | Primary | 0.7 miles | Good — 19 Oct 2011 |
| Stamford Welland Academy | Secondary | 0.7 miles | Good — 17 Oct 2021 |
| St Augustine's Catholic Voluntary Academy | Primary | 0.8 miles | Requires improvement — 13 Nov 2022 |