Detached 2 sales on record

10 FOREST GARDENS

STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL

£725,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE9 2FL

Nearby

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

Type	Name	Distance
Bus stop	Sidney Farm Lane	0.1 miles
Shop	His and Hers Barbershop	0.2 miles
Train station	Stamford	1.7 miles
Hospital	Rutland Memorial Hospital	9.4 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

139 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£725,000 Apr 2026

Price per m²

£5,216/m²

Local average

£632,664 (39 sales)

Street crime

1 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 16/11/2022

Expiry date: 15/11/2032

Current heating cost: £789/year

Potential heating cost: £649/year

Est. upgrade cost to C: £17,100

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/04/2026	£725,000	Detached	+9.8%	£725,000 to April 2026	View transaction
Sold	30/06/2023	£660,000	Detached	—	£673,538 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
2 FOREST GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL	£550,000	04/10/2024	Detached
3 CAMPION GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BY	£295,000	27/10/2023	Detached
79 ARRAN ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2XT	£219,950	20/10/2023	Detached
8 CAMPION GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BY	£304,000	17/10/2023	Detached
1 TOBIAS GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BD	£415,000	13/10/2023	Detached
5 MARIGOLD CLOSE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WJ	£338,000	02/12/2022	Detached
1 BLACKTHORN, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BG	£391,000	25/11/2022	Detached
29 CLOVER GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WN	£315,000	11/11/2022	Detached
57 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU	£300,000	01/11/2022	Detached
20 OAK ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JG	£505,000	12/09/2022	Detached
37 OAK ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JG	£475,000	14/04/2022	Detached
28 FOXGLOVE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BW	£395,000	15/12/2021	Detached
53 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU	£335,000	27/10/2021	Detached
20 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU	£220,000	24/09/2021	Detached
2 TOBIAS GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BD	£555,000	17/09/2021	Detached
25 CLOVER GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WN	£320,000	27/08/2021	Detached

Area average: £370,809 (16 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 5%

10y growth 26.4%

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

1y (index) 2.8%

5y (index) 15.4%

10y (index) 47.4%

Rental Range

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

Low £754/mo

Realistic £838/mo

Optimistic £922/mo

Based on Local Authority from postcode lookup → South Kesteven.

LHA (30th percentile) 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
4 Bed Semi-Detached House, Belvoir Close, PE9	£3,900/mo	4	0.37 miles	OpenRent
3 Bed Semi-Detached House, Edinburgh Road, PE9	£1,000/mo	3	1.06 miles	OpenRent

Average rent: £2,450/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £306,250

Target investor price (1%) £245,000

Gross yield 4.1%

Cost-to-rent ratio 24.7×

Monthly cashflow £-675/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.9%

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
Anti-social behaviour	1
Total incidents	1

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
Malcolm Sargent Primary School	Primary	0.6 miles	Good — 25 Nov 2019
Great Casterton Church of England Primary School	Primary	0.8 miles	Outstanding — 6 Sep 2016
Casterton College Rutland	Secondary	0.8 miles	Good — 19 Nov 2023
The Bluecoat School	Primary	1.3 miles	Requires improvement — 25 May 2022
Stamford St Gilberts Church of England Primary School	Primary	1.3 miles	Good — 19 Oct 2011

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
06/02/2017	30/11/2016	11	3
17/03/2008	25/02/2008	1	—

# 10 FOREST GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL

## Property details

- Slug: `e6ed0e7` (address key hash: `e6ed0e7b24aff7d20c99f8bebe79ae4392bb2638`)
- Postcode: PE9 2FL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 139 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £725,000 Apr 2026
- Price per m²: £5,216/m²
- Local average: £632,664 (39 sales)
- Street crime: 1 incidents within 1 mile (May 2026)

## Latest sale

- Price: £725,000
- Date: 2026-04-01
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 15/11/2032
- **Current heating cost:** £789/year
- **Est. upgrade cost to C:** £17,100

### Recommendations
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- 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/9068-3922-1209-1462-1204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £725,000 | Detached | +9.8% | £725,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-252e-b8d0-e063-4704a8c08d98) |
| Sold | 2023-06-30 | £660,000 | Detached | — | £673,538 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/01eb45ef-e4ab-40f3-e063-4704a8c05fde) |

*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 |
|---------|-------|------|------|
| 10 FOREST GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL | £725,000 | 01/04/2026 | Detached |
| 10 FOREST GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL | £660,000 | 30/06/2023 | 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 |
|---------|-------|------|------|
| 2 FOREST GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2FL | £550,000 | 04/10/2024 | Detached |
| 3 CAMPION GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BY | £295,000 | 27/10/2023 | Detached |
| 79 ARRAN ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2XT | £219,950 | 20/10/2023 | Detached |
| 8 CAMPION GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BY | £304,000 | 17/10/2023 | Detached |
| 1 TOBIAS GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BD | £415,000 | 13/10/2023 | Detached |
| 5 MARIGOLD CLOSE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WJ | £338,000 | 02/12/2022 | Detached |
| 1 BLACKTHORN, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BG | £391,000 | 25/11/2022 | Detached |
| 29 CLOVER GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WN | £315,000 | 11/11/2022 | Detached |
| 57 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU | £300,000 | 01/11/2022 | Detached |
| 20 OAK ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JG | £505,000 | 12/09/2022 | Detached |
| 37 OAK ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2JG | £475,000 | 14/04/2022 | Detached |
| 28 FOXGLOVE ROAD, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BW | £395,000 | 15/12/2021 | Detached |
| 53 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU | £335,000 | 27/10/2021 | Detached |
| 20 PRIMROSE WAY, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BU | £220,000 | 24/09/2021 | Detached |
| 2 TOBIAS GROVE, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 4BD | £555,000 | 17/09/2021 | Detached |
| 25 CLOVER GARDENS, STAMFORD, SOUTH KESTEVEN, LINCOLNSHIRE, PE9 2WN | £320,000 | 27/08/2021 | Detached |

**Area average:** £370,809 (16 sales)

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 26.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 15.4%
- **10y growth (index):** 47.4%

## Rental Range

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

- **Low:** £754/mo
- **Realistic:** £838/mo
- **Optimistic:** £922/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Belvoir Close, PE9 | £3,900/mo | 4 | 0.37 miles | OpenRent |
| 3 Bed Semi-Detached House, Edinburgh Road, PE9 | £1,000/mo | 3 | 1.06 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.34% (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:** 4.1%
- **Cost-to-rent:** 24.7×
- **Monthly cashflow:** £-675/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.9%

*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 | 1 |
| **Total incidents** | **1** |

*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 |
|------|------|----------|--------|
| Malcolm Sargent Primary School | Primary | 0.6 miles | Good — 25 Nov 2019 |
| Great Casterton Church of England Primary School | Primary | 0.8 miles | Outstanding — 6 Sep 2016 |
| Casterton College Rutland | Secondary | 0.8 miles | Good — 19 Nov 2023 |
| The Bluecoat School | Primary | 1.3 miles | Requires improvement — 25 May 2022 |
| Stamford St Gilberts Church of England Primary School | Primary | 1.3 miles | Good — 19 Oct 2011 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12169188
- **Address:** 10 Forest Gardens, STAMFORD, PE9 2FL
- **Certificate Issued:** 06/02/2017
- **Work Completed:** 30/11/2016
- **Items:** 11 window(s), 3 door(s)

### FENSA Certificate #5523905
- **Address:** 10 Forest Gardens, STAMFORD, PE9 2FL
- **Certificate Issued:** 17/03/2008
- **Work Completed:** 25/02/2008
- **Items:** 1 window(s)