# 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:** 4.1%
- **10y growth:** 28.1%

## 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)