# 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)
- Street crime: 116 incidents within 1 mile (Jun 2026)

## 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

| Category | Count |
|----------|-------|
| Anti-social behaviour | 41 |
| Violence and sexual offences | 36 |
| Shoplifting | 13 |
| Vehicle crime | 8 |
| Bicycle theft | 5 |
| Criminal damage and arson | 4 |
| Public order | 4 |
| Drugs | 3 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **116** |

*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 |
|------|------|----------|--------|
| 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 |