Flats/Maisonettes 3 sales on record

11 WINTERGOLD AVENUE

SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3FP

£97,500

Location

Map view View on Google Maps View on OpenStreetMap Street View PE11 3FP

Nearby

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

Type	Name	Distance
Bus stop	Avignon Road	0.1 miles
Shop	Penny Gate Supermarket	0.4 miles
Train station	Spalding	0.7 miles
University	Boston College Spalding	1.0 miles
Hospital	Johnson Community Hospital	1.1 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

76 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£97,500 Mar 2026

Price per m²

£1,283/m²

Local average

£98,850 (10 sales)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 25/04/2019

Expiry date: 24/04/2029

Current heating cost: £390/year

Potential heating cost: £392/year

Recommendations

Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	02/03/2026	£97,500	Flat	+18.2%	£99,723 to April 2026	View transaction
Sold	03/08/2021	£82,500	Flat	+3.1%	£79,232 to April 2026	View transaction
Sold	09/08/2019	£80,000	Flat	—	£85,837 to April 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	£97,500
listed	14/08/2025	£97,500
sold	01/01/2021	£82,500
sold	01/01/2019	£80,000

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
8 ARUN COURT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3WA	£187,000	30/09/2022	Flat

Area average: £187,000 (1 sale)

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 -19.9%

10y growth -8.2%

House Price Index (HM Land Registry — official index, not sold-price averages): South Holland. Series: Flats and maisonettes. As of April 2026.

1y (index) -2.1%

5y (index) -1.3%

10y (index) 16%

Rental Range

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

Low £689/mo

Realistic £765/mo

Optimistic £842/mo

Based on Local Authority from postcode lookup → South Holland.

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, Bourne Road, PE11	£895/mo	3	0.6 miles	OpenRent

Average rent: £895/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.92%

Max investor price (0.8%) £111,875

Target investor price (1%) £89,500

Gross yield 11%

Cost-to-rent ratio 9.1×

Monthly cashflow £397/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 16.8%

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)

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 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
Wygate Park Academy	Primary	0.3 miles	Good — 21 Jul 2017
Spalding Primary Academy	Primary	0.4 miles	Good — 19 Mar 2024
Monkshouse Primary Academy	Primary	0.5 miles	Good — 22 Nov 2013
St Norbert's Catholic Voluntary Academy	Primary	0.6 miles	Outstanding — 10 Sep 2015
The Spalding St John the Baptist Church of England Primary School	Primary	0.9 miles	Good — 11 Jan 2013

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 11 WINTERGOLD AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3FP

## Property details

- Slug: `6df62e2` (address key hash: `6df62e2b538d3bf4a9a030938e2175a710c77158`)
- Postcode: PE11 3FP
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 76 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £97,500 Mar 2026
- Price per m²: £1,283/m²
- Local average: £98,850 (10 sales)

## Latest sale

- Price: £97,500
- Date: 2026-03-02
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/04/2029
- **Current heating cost:** £390/year

### Recommendations
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0466-2845-7844-9121-0225)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £97,500 | Flat | +18.2% | £99,723 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-5c0c-8922-e063-4804a8c094d0) |
| Sold | 2021-08-03 | £82,500 | Flat | +3.1% | £79,232 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/cd5a9dcc-0863-310a-e053-6c04a8c00a1f) |
| Sold | 2019-08-09 | £80,000 | Flat | — | £85,837 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/93e6821e-7b64-40fd-e053-6b04a8c0c1df) |

*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 |
|---------|-------|------|------|
| 11 WINTERGOLD AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3FP | £97,500 | 02/03/2026 | Flat |
| 11 WINTERGOLD AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3FP | £82,500 | 03/08/2021 | Flat |
| 11 WINTERGOLD AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3FP | £80,000 | 09/08/2019 | Flat |

## Historic listings

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

- Matched listing: [165748238](http://87.117.209.195:8080/listings/896dfde)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £97,500 |
| listed | 2025-08-14 | £97,500 |
| sold | 2021-01-01 | £82,500 |
| sold | 2019-01-01 | £80,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 ARUN COURT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3WA | £187,000 | 30/09/2022 | Flat |

**Area average:** £187,000 (1 sale)

## Capital growth trend

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

- **5y growth:** -19.9%
- **10y growth:** -8.2%

## House Price Index (HM Land Registry)

*Official index for South Holland; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** -1.3%
- **10y growth (index):** 16%

## Rental Range

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

- **Low:** £689/mo
- **Realistic:** £765/mo
- **Optimistic:** £842/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, Bourne Road, PE11 | £895/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £895/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £111,875
- **Target investor price (1%):** £89,500

*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 £895/mo).*

- **Gross yield:** 11%
- **Cost-to-rent:** 9.1×
- **Monthly cashflow:** £397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.8%

*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:** Job (default Low)

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

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Wygate Park Academy | Primary | 0.3 miles | Good — 21 Jul 2017 |
| Spalding Primary Academy | Primary | 0.4 miles | Good — 19 Mar 2024 |
| Monkshouse Primary Academy | Primary | 0.5 miles | Good — 22 Nov 2013 |
| St Norbert's Catholic Voluntary Academy | Primary | 0.6 miles | Outstanding — 10 Sep 2015 |
| The Spalding St John the Baptist Church of England Primary School | Primary | 0.9 miles | Good — 11 Jan 2013 |