# 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:** 33.6%

## 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 |