# 119 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT

## Property details

- Slug: `a0612c5` (address key hash: `a0612c54b271f3426934e651f0c847b91820e3c7`)
- Postcode: PE12 0LT
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 114 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £480,000 Apr 2026
- Price per m²: £4,211/m²
- Local average: £293,638 (107 sales)
- Street crime: 4 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £480,000
- Date: 2026-04-02
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 26/08/2033
- **Current heating cost:** £1,290/year
- **Est. upgrade cost to C:** £19,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/5310-6027-7002-0828-3602)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £480,000 | Detached | +62.7% | £490,084 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-24f2-b8d0-e063-4704a8c08d98) |
| Sold | 2017-04-12 | £295,000 | Detached | +353.8% | £388,011 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50f18103-3491-9fd5-e050-a8c063054923) |
| Sold | 1996-12-10 | £65,000 | Detached | — | £341,514 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/17eeb551-a851-41ec-8673-22a3d6907486) |

*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 |
|---------|-------|------|------|
| 119 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £480,000 | 02/04/2026 | Detached |
| 119 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £295,000 | 12/04/2017 | Detached |
| 119 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £65,000 | 10/12/1996 | Detached |

## Historic listings

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

- Matched listing: [52512869](http://87.117.209.195:8080/listings/be47944)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £480,000 |
| listed | 2015-05-31 | £295,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE OLD GRANARY, 255 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £425,000 | 21/02/2025 | Detached |
| 226 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £247,500 | 22/12/2022 | Detached |
| THE OLD GRANARY, 255 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £440,000 | 31/03/2022 | Detached |
| 228 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £665,000 | 15/02/2022 | Detached |

**Area average:** £444,375 (4 sales)

## Capital growth trend

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

- **5y growth:** 4.9%
- **10y growth:** 36.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 6.3%
- **5y growth (index):** 15.6%
- **10y growth (index):** 36.5%

## 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).*

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £95,625
- **Target investor price (1%):** £76,500

*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 Area rent estimate.*

## 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 | 2 |
| Anti-social behaviour | 1 |
| Criminal damage and arson | 1 |
| **Total incidents** | **4** |

*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 |
|------|------|----------|--------|
| The Gedney Hill Church of England VC Primary School | Primary | 1.7 miles | Requires improvement — 18 May 2023 |
| Alderman Payne Primary School | Primary | 2.4 miles | Good — 25 May 2023 |
| Murrow Primary Academy | Primary | 3.7 miles | Good — 12 May 2022 |
| Sutton St James Community Primary School | Primary | 4.1 miles | Good — 17 Oct 2016 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #13574978
- **Address:** 119 Broadgate, Sutton St. Edmund, PE12 0LT
- **Certificate Issued:** 27/05/2019
- **Work Completed:** 17/05/2019
- **Items:** 2 window(s)

### FENSA Certificate #9867557
- **Address:** 119 Broadgate, Sutton St. Edmund, PE12 0LT
- **Certificate Issued:** 21/10/2013
- **Work Completed:** 08/10/2013
- **Items:** 1 door(s)

### FENSA Certificate #5183646
- **Address:** 119 Broadgate, Sutton St. Edmund, PE12 0LT
- **Certificate Issued:** 05/11/2007
- **Work Completed:** 15/10/2007
- **Items:** 6 window(s), 1 door(s)