# COULSON HOUSE WOTHORPE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JR

## Property details

- Slug: `671044d` (address key hash: `671044d7c586fb304f4e32e56e6b3e271bc4b44e`)
- Postcode: PE9 2JR
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Last sold: £560,000 Jan 2026
- Local average: £669,848 (32 sales)
- Street crime: 123 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £560,000
- Date: 2026-01-28
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £560,000 | Detached | +103.6% | £549,798 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-167a-591c-e063-4704a8c00c31) |
| Sold | 2012-03-28 | £275,000 | Detached | +37.5% | £465,532 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/64342bfe-69c8-422c-e053-6c04a8c0fb8a) |
| Sold | 2000-06-05 | £200,000 | Detached | — | £697,842 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/64342bfe-69c7-422c-e053-6c04a8c0fb8a) |

*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 |
|---------|-------|------|------|
| COULSON HOUSE WOTHORPE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JR | £560,000 | 28/01/2026 | Detached |
| COULSON HOUSE WOTHORPE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JR | £275,000 | 28/03/2012 | Detached |
| COULSON HOUSE WOTHORPE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JR | £200,000 | 05/06/2000 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 HEREWARD PLACE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JA | £875,000 | 13/11/2023 | Detached |
| 20 STATION ROAD, ST MARTINS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WB | £635,000 | 18/08/2023 | Detached |
| 20 LAMBERT MEWS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GL | £550,000 | 08/12/2022 | Detached |
| 3 PARK LANE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2LU | £785,000 | 21/10/2022 | Detached |
| 53 HEREWARD PLACE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JA | £1,215,000 | 23/08/2022 | Detached |
| 4 ST MICHAELS FIELDS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GB | £2,500,000 | 29/07/2022 | Detached |
| 2 LAMBERT MEWS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GL | £400,000 | 08/06/2022 | Detached |
| 54 HIGH STREET, ST MARTINS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2LA | £730,000 | 14/04/2022 | Detached |
| 21 WOTHORPE MEWS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GA | £435,000 | 31/03/2022 | Detached |
| 50 GRESLEY DRIVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2ZB | £270,000 | 24/03/2022 | Detached |
| 3 THE MALTINGS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2NP | £347,000 | 22/03/2022 | Detached |
| 18 HEREWARD PLACE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JA | £695,000 | 25/02/2022 | Detached |
| 21 MALLARD COURT, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2ZE | £245,000 | 12/01/2022 | Detached |
| 3 ST MICHAELS FIELDS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GB | £2,200,000 | 25/11/2021 | Detached |
| 7 GRESLEY DRIVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2ZA | £280,000 | 16/09/2021 | Detached |
| 1 ST MICHAELS FIELDS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2GB | £2,150,000 | 30/06/2021 | Detached |
| 49 HEREWARD PLACE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JA | £725,000 | 28/06/2021 | Detached |
| 11 THE MALTINGS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2NP | £385,000 | 25/06/2021 | Detached |

**Area average:** £856,778 (18 sales)

## Capital growth trend

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

- **5y growth:** 17.6%
- **10y growth:** 80.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.5%
- **5y growth (index):** 12%
- **10y growth (index):** 42%

## Rental Range

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

- **Low:** £753/mo
- **Realistic:** £837/mo
- **Optimistic:** £921/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Lambert Mews, PE9 | £3,000/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed Terraced House, Cherryholt Road, PE9 | £1,900/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £2,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*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 £2,450/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-25/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** 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 | 37 |
| Anti-social behaviour | 36 |
| Public order | 10 |
| Shoplifting | 9 |
| Other theft | 8 |
| Criminal damage and arson | 6 |
| Vehicle crime | 6 |
| Other crime | 3 |
| Burglary | 2 |
| Drugs | 2 |
| Theft from the person | 2 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **123** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Stamford Junior School | Other | 0.2 miles | — (No rating) |
| Stamford St Gilberts Church of England Primary School | Primary | 0.4 miles | Good — 19 Oct 2011 |
| Stamford Endowed Schools | Other | 0.4 miles | — (No rating) |
| Stamford Welland Academy | Secondary | 0.8 miles | Good — 17 Oct 2021 |
| The Bluecoat School | Primary | 0.8 miles | Requires improvement — 25 May 2022 |