# 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG

## Property details

- Slug: `9e4203d` (address key hash: `9e4203dfc449fd4cbdf7f73dbaa7f1b787b52775`)
- Postcode: PE11 1GG
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Floor area: 141 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £295,000 Oct 2019
- Price per m²: £2,092/m²
- Local average: £309,310 (115 sales)
- Street crime: 180 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £295,000
- Date: 2019-10-22
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 22/06/2020 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £620/year

### Recommendations
- E
- I
- U

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8610-6226-7740-8777-4922)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2019-10-22 | £295,000 | Detached | +41.8% | £355,494 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/98c75471-ffbf-72e9-e053-6b04a8c042f0) |
| Sold | 2011-05-04 | £208,000 | Detached | +56.4% | £357,430 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/7acdb9f2-0728-4c97-aa0a-b3f4c699c898) |
| Sold | 2000-06-30 | £132,995 | Detached | — | £457,080 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/c5401420-5a65-44ee-b86d-ef868b77dd3c) |

*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 |
|---------|-------|------|------|
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £295,000 | 22/10/2019 | Detached |
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £208,000 | 04/05/2011 | Detached |
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £132,995 | 30/06/2000 | 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 |
|---------|-------|------|------|
| 10 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £445,000 | 24/07/2026 | Detached |
| 16 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £262,000 | 18/12/2025 | Detached |
| 10 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £299,950 | 18/12/2025 | Detached |
| 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £435,000 | 27/11/2025 | Detached |
| 187 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £325,000 | 26/11/2025 | Detached |
| 13 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £235,000 | 08/05/2025 | Detached |
| 33 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £275,000 | 31/03/2025 | Detached |
| 4 ROSE LEIGH WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GW | £402,500 | 24/11/2023 | Detached |
| 18 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £255,000 | 27/10/2023 | Detached |
| 32 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £296,000 | 17/10/2023 | Detached |
| 4 FLEUR DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GL | £385,000 | 25/08/2023 | Detached |
| 145 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £180,000 | 16/06/2023 | Detached |
| 3 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £270,000 | 16/05/2023 | Detached |
| 22 MILES BANK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3EZ | £590,000 | 21/12/2022 | Detached |
| 29 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QW | £270,000 | 17/10/2022 | Detached |
| 12 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QP | £300,000 | 14/10/2022 | Detached |
| 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £378,000 | 30/09/2022 | Detached |
| 166 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £325,000 | 22/09/2022 | Detached |
| 206 SPALDING ROAD, PINCHBECK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PB | £365,000 | 22/08/2022 | Detached |
| 13 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £317,500 | 01/08/2022 | Detached |

**Area average:** £330,548 (20 sales)

## Capital growth trend

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

- **5y growth:** 8.6%
- **10y growth:** 41.7%

## House Price Index (HM Land Registry)

*Official index for South Holland; Detached series; as of July 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 9.9%
- **10y growth (index):** 36.8%

## Rental Range

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

- **Low:** £698/mo
- **Realistic:** £775/mo
- **Optimistic:** £853/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. 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, Albert Street, PE11 | £1,100/mo | 3 | 0.87 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.3×
- **Monthly cashflow:** £-197/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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 |
|----------|-------|
| Violence and sexual offences | 67 |
| Anti-social behaviour | 40 |
| Criminal damage and arson | 15 |
| Other theft | 14 |
| Public order | 14 |
| Shoplifting | 11 |
| Vehicle crime | 8 |
| Bicycle theft | 3 |
| Other crime | 3 |
| Drugs | 2 |
| Burglary | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **180** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Spalding Primary Academy | Primary | 0.5 miles | Good — 19 Mar 2024 |
| St Norbert's Catholic Voluntary Academy | Primary | 0.8 miles | Outstanding — 10 Sep 2015 |
| Wygate Park Academy | Primary | 0.8 miles | Good — 21 Jul 2017 |
| St Paul's Community Primary and Nursery School, Spalding | Primary | 1.0 miles | Good — 8 Sep 2024 |
| The Pinchbeck East Church of England Primary Academy | Primary | 1.1 miles | Good — 24 Apr 2024 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12471504
- **Address:** 12 Fern Drive, SPALDING, PE11 1GG
- **Certificate Issued:** 31/07/2017
- **Work Completed:** 03/07/2017
- **Items:** 17 window(s), 3 door(s)