Detached 2 sales on record

HACKNEY COTTAGE PADGETTS ROAD

CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL

£300,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE14 9PL

Nearby

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

Type	Name	Distance
Bus stop	Farmers Boy Inn	0.2 miles
Shop	LWS Garage	2.1 miles
Train station	Manea	3.1 miles
Hospital	Riverside Practice	4.8 miles
University	Cambridge University Boathouse	10.6 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

76 m²

EPC rating

Last sold

£300,000 Jan 2026

Price per m²

£3,947/m²

Local average

£307,334 (41 sales)

Street crime

1 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: B

Inspection date: 09/11/2022

Expiry date: 08/11/2032

Current heating cost: £803/year

Potential heating cost: £384/year

Est. upgrade cost to C: £22,520

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£20)
Upgrade heating controls (£350 - £450)
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	30/01/2026	£300,000	Detached	+408.5%	£294,704 to April 2026	View transaction
Sold	24/07/1998	£59,000	Detached	—	£263,274 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£300,000
listed	06/05/2025	£320,000
sold	01/01/1998	£59,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
TREE TOPS, 38 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ	£300,000	03/12/2025	Detached
TA WIT TA WOO, 63 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ	£245,000	21/11/2025	Detached
BRACKEN HOUSE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL	£380,000	23/09/2025	Detached
SCOTTSVIEW PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL	£475,000	03/08/2023	Detached
BRACKEN HOUSE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL	£450,000	16/12/2022	Detached
WESTBURY, 74 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ	£207,000	15/09/2022	Detached
54 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ	£480,000	12/08/2022	Detached
PEAR TREE FARM PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL	£830,000	01/06/2022	Detached

Area average: £420,875 (8 sales)

For sale comparables

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

Capital growth trend

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

5y growth -11.5%

10y growth 32.4%

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

1y (index) 0.6%

5y (index) 13.7%

10y (index) 41%

Rental Range

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

Low £752/mo

Realistic £835/mo

Optimistic £919/mo

Based on Local Authority from postcode lookup → Fenland.

LHA (30th percentile) floor for Kings Lynn: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Semi-Detached House, Church Road, PE14	£1,950/mo	4	0.24 miles	OpenRent
3 Bed Terraced House, The Croft, PE14	£1,200/mo	3	0.3 miles	OpenRent
5 Bed Semi-Detached House, Church Road, PE14	£1,900/mo	5	0.34 miles	OpenRent

Average rent: £1,683/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £237,500

Target investor price (1%) £190,000

Gross yield 7.6%

Cost-to-rent ratio 13.2×

Monthly cashflow £504/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.9%

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

Not in Flood Risk Area (no data)

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
Townley Primary School	Primary	0.5 miles	Good — 23 May 2022
Upwell Academy	Primary	3.7 miles	Good — 19 Jan 2022
Manea Community Primary School	Primary	4.0 miles	Good — 10 Jul 2024
Beaupre Community Primary School	Primary	4.9 miles	Good — 13 Jan 2022

FENSA

No FENSA certificates found for this address.

# HACKNEY COTTAGE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL

## Property details

- Slug: `e9e2f2d` (address key hash: `e9e2f2d1298745bcdbc927285395f3678ca39cfa`)
- Postcode: PE14 9PL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 76 m²
- EPC rating: F
- Last sold: £300,000 Jan 2026
- Price per m²: £3,947/m²
- Local average: £307,334 (41 sales)
- Street crime: 1 incidents within 1 mile (May 2026)

## Latest sale

- Price: £300,000
- Date: 2026-01-30
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** B
- **Expiry date:** 08/11/2032
- **Current heating cost:** £803/year
- **Est. upgrade cost to C:** £22,520

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£20)
- G (£350 - £450)
- 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/5612-5129-9009-0171-9206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £300,000 | Detached | +408.5% | £294,704 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-e308-d8ea-e063-4704a8c0bf7d) |
| Sold | 1998-07-24 | £59,000 | Detached | — | £263,274 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/497d3434-dd64-4b2e-8a4a-05d4cae329fa) |

*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 |
|---------|-------|------|------|
| HACKNEY COTTAGE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £300,000 | 30/01/2026 | Detached |
| HACKNEY COTTAGE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £59,000 | 24/07/1998 | Detached |

## Historic listings

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

- Matched listing: [161542808](http://87.117.209.195:8080/listings/e5b2e2f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £300,000 |
| listed | 2025-05-06 | £320,000 |
| sold | 1998-01-01 | £59,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TREE TOPS, 38 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ | £300,000 | 03/12/2025 | Detached |
| TA WIT TA WOO, 63 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ | £245,000 | 21/11/2025 | Detached |
| BRACKEN HOUSE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £380,000 | 23/09/2025 | Detached |
| SCOTTSVIEW PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £475,000 | 03/08/2023 | Detached |
| BRACKEN HOUSE PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £450,000 | 16/12/2022 | Detached |
| WESTBURY, 74 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ | £207,000 | 15/09/2022 | Detached |
| 54 CHURCH ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PQ | £480,000 | 12/08/2022 | Detached |
| PEAR TREE FARM PADGETTS ROAD, CHRISTCHURCH, WISBECH, FENLAND, CAMBRIDGESHIRE, PE14 9PL | £830,000 | 01/06/2022 | Detached |

**Area average:** £420,875 (8 sales)

## Capital growth trend

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

- **5y growth:** -11.5%
- **10y growth:** 32.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 13.7%
- **10y growth (index):** 41%

## Rental Range

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

- **Low:** £752/mo
- **Realistic:** £835/mo
- **Optimistic:** £919/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Church Road, PE14 | £1,950/mo | 4 | 0.24 miles | OpenRent |
| 3 Bed Terraced House, The Croft, PE14 | £1,200/mo | 3 | 0.3 miles | OpenRent |
| 5 Bed Semi-Detached House, Church Road, PE14 | £1,900/mo | 5 | 0.34 miles | OpenRent |

**Average rent: £1,683/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.2×
- **Monthly cashflow:** £504/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.9%

*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:** 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 |
|----------|-------|
| 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 |
|------|------|----------|--------|
| Townley Primary School | Primary | 0.5 miles | Good — 23 May 2022 |
| Upwell Academy | Primary | 3.7 miles | Good — 19 Jan 2022 |
| Manea Community Primary School | Primary | 4.0 miles | Good — 10 Jul 2024 |
| Beaupre Community Primary School | Primary | 4.9 miles | Good — 13 Jan 2022 |