# 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 |