Semi-Detached

9 WEST COB GATE

MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN

£213,500

Location

Map view View on Google Maps View on OpenStreetMap Street View PE12 6QN

Nearby

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

Type	Name	Distance
Bus stop	West Cob Gate	0.0 miles
Shop	The Little Village Salon	0.2 miles
Train station	Unknown	2.5 miles
University	University of Lincoln - Holbeach Campus	3.2 miles
Hospital	Johnson Community Hospital	3.6 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Last sold

£213,500 Apr 2026

Local average

£193,463 (49 sales)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	10/04/2026	£213,500	Semi-detached	—	£213,500 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
13 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD	£185,000	13/10/2023	Semi-detached
5 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD	£220,000	31/03/2023	Semi-detached
27 MOONS GREEN, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QW	£212,000	19/12/2022	Semi-detached
25 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD	£220,000	16/09/2022	Semi-detached
20 MOONS GREEN, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QW	£185,000	22/07/2022	Semi-detached
23 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD	£217,500	21/07/2022	Semi-detached
6 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN	£166,000	01/03/2022	Semi-detached
16 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN	£160,000	27/01/2022	Semi-detached
14 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD	£210,000	17/09/2021	Semi-detached
30 BROAD LANE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6PN	£148,000	06/08/2021	Semi-detached

Area average: £192,350 (10 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 28.3%

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

1y (index) 4.5%

5y (index) 13.5%

10y (index) 37%

Rental Range

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

Low £689/mo

Realistic £765/mo

Optimistic £842/mo

Based on Local Authority from postcode lookup → South Holland.

LHA (30th percentile) floor for Lincolnshire Fens: 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 Detached House, Small Drove, PE12	£1,400/mo	4	1.14 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.66%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 7.9%

Cost-to-rent ratio 12.7×

Monthly cashflow £394/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.6%

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
Total incidents	0

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
The John Harrox Primary School, Moulton	Primary	0.1 miles	Good — 5 Jan 2016
Weston St Mary Church of England Primary School	Primary	1.1 miles	Good — 11 Jul 2019
Whaplode Church of England Primary School	Primary	1.5 miles	Good — 10 Sep 2014
St Paul's Community Primary and Nursery School, Spalding	Primary	2.9 miles	Good — 8 Sep 2024
Tulip Academy	Other	3.0 miles	Outstanding — 12 May 2020

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 9 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN

## Property details

- Slug: `eafb23e` (address key hash: `eafb23eadb46ff30fd9e1f495fe76b1741e355a5`)
- Postcode: PE12 6QN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Last sold: £213,500 Apr 2026
- Local average: £193,463 (49 sales)

## Latest sale

- Price: £213,500
- Date: 2026-04-10
- Type: S
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-10 | £213,500 | Semi-detached | — | £213,500 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-24df-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 9 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN | £213,500 | 10/04/2026 | Semi-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 |
|---------|-------|------|------|
| 13 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD | £185,000 | 13/10/2023 | Semi-detached |
| 5 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD | £220,000 | 31/03/2023 | Semi-detached |
| 27 MOONS GREEN, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QW | £212,000 | 19/12/2022 | Semi-detached |
| 25 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD | £220,000 | 16/09/2022 | Semi-detached |
| 20 MOONS GREEN, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QW | £185,000 | 22/07/2022 | Semi-detached |
| 23 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD | £217,500 | 21/07/2022 | Semi-detached |
| 6 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN | £166,000 | 01/03/2022 | Semi-detached |
| 16 WEST COB GATE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QN | £160,000 | 27/01/2022 | Semi-detached |
| 14 LOWTHER AVENUE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6QD | £210,000 | 17/09/2021 | Semi-detached |
| 30 BROAD LANE, MOULTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 6PN | £148,000 | 06/08/2021 | Semi-detached |

**Area average:** £192,350 (10 sales)

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 28.3%

## House Price Index (HM Land Registry)

*Official index for South Holland; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.5%
- **5y growth (index):** 13.5%
- **10y growth (index):** 37%

## 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).*

## 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 Detached House, Small Drove, PE12 | £1,400/mo | 4 | 1.14 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 7.9%
- **Cost-to-rent:** 12.7×
- **Monthly cashflow:** £394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.6%

*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

- **Total incidents:** 0

*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 |
|------|------|----------|--------|
| The John Harrox Primary School, Moulton | Primary | 0.1 miles | Good — 5 Jan 2016 |
| Weston St Mary Church of England Primary School | Primary | 1.1 miles | Good — 11 Jul 2019 |
| Whaplode Church of England Primary School | Primary | 1.5 miles | Good — 10 Sep 2014 |
| St Paul's Community Primary and Nursery School, Spalding | Primary | 2.9 miles | Good — 8 Sep 2024 |
| Tulip Academy | Other | 3.0 miles | Outstanding — 12 May 2020 |