# 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ

## Property details

- Slug: `fb3ae82` (address key hash: `fb3ae8294e7d98bddae996edf4b4806792b6a837`)
- Postcode: PE21 0BQ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 111 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £243,000 May 2026
- Price per m²: £2,189/m²
- Local average: £255,553 (65 sales)
- Street crime: 94 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £243,000
- Date: 2026-05-01
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/11/2035
- **Current heating cost:** £1,115/year
- **Est. upgrade cost to C:** £18,135

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- E (£540 - £630)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9078-3956-0209-6485-5204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £243,000 | Detached | +203.9% | £242,493 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-8832-8052-e063-4804a8c06ee4) |
| Sold | 1998-01-30 | £79,950 | Detached | — | £329,794 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/caaeec46-2bc8-4432-9a36-47c02f9cc42e) |

*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 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £243,000 | 01/05/2026 | Detached |
| 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £79,950 | 30/01/1998 | Detached |

## Historic listings

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

- Matched listing: [169399976](http://87.117.209.195:8080/listings/6404dea)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £243,000 |
| listed | 2025-11-17 | £245,000 |
| sold | 1998-01-01 | £79,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £225,000 | 12/12/2025 | Detached |
| 45 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £110,000 | 05/12/2025 | Detached |
| 26 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £256,250 | 27/08/2025 | Detached |
| 81 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £259,950 | 11/07/2025 | Detached |
| 51 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £350,000 | 02/12/2024 | Detached |
| 43 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £234,950 | 19/10/2023 | Detached |
| 34 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £232,500 | 23/06/2023 | Detached |
| 14 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £200,000 | 22/05/2023 | Detached |
| 43 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £197,500 | 28/04/2023 | Detached |
| 3 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £249,000 | 17/04/2023 | Detached |
| 58 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £266,000 | 14/04/2023 | Detached |
| 22 BRIDLE CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BG | £250,000 | 23/02/2023 | Detached |
| 49 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL | £235,000 | 30/11/2022 | Detached |
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £200,000 | 30/11/2022 | Detached |
| 27 PILGRIM GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0DD | £210,000 | 16/09/2022 | Detached |
| 95 KINGSWAY, BOSTON, LINCOLNSHIRE, PE21 0AU | £175,000 | 09/09/2022 | Detached |
| 22 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £285,000 | 17/08/2022 | Detached |
| 9 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £300,000 | 12/08/2022 | Detached |
| 78 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £320,000 | 11/08/2022 | Detached |
| 66 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £320,000 | 01/08/2022 | Detached |

**Area average:** £243,808 (20 sales)

## Capital growth trend

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

- **5y growth:** 17.1%
- **10y growth:** 38.9%

## House Price Index (HM Land Registry)

*Official index for Boston; Detached series; as of June 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 12.2%
- **10y growth (index):** 27.8%

## Rental Range

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

- **Low:** £723/mo
- **Realistic:** £803/mo
- **Optimistic:** £883/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Windsor Bank, PE21 | £895/mo | 3 | 0.69 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Bank, PE21 | £900/mo | 3 | 0.79 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Crescent, PE21 | £950/mo | 3 | 0.85 miles | OpenRent |
| 3 Bed Terraced House, Field Street, PE21 | £950/mo | 3 | 1.17 miles | OpenRent |
| 3 Bed End Terrace, St. Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |
| 3 Bed End Terrace, St Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |

**Average rent: £1,016/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-127/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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 |
|----------|-------|
| Violence and sexual offences | 33 |
| Anti-social behaviour | 21 |
| Shoplifting | 17 |
| Criminal damage and arson | 6 |
| Other theft | 5 |
| Vehicle crime | 4 |
| Burglary | 2 |
| Other crime | 2 |
| Public order | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **94** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| St Nicholas CE Primary Academy | Primary | 0.6 miles | Good — 20 Nov 2023 |
| Hawthorn Tree School | Primary | 0.6 miles | Good — 7 Dec 2016 |
| Boston Nursery School | Nursery | 0.7 miles | Good — 9 Sep 2013 |
| Boston College | Other | 0.8 miles | — (No rating) |
| St Thomas CofE Primary Academy | Primary | 1.0 miles | Good — 9 Jul 2012 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #16855374
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 24/06/2025
- **Work Completed:** 04/06/2025
- **Items:** 1 window(s), 2 door(s)

### FENSA Certificate #14688841
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 18/07/2021
- **Work Completed:** 12/07/2021
- **Items:** 1 window(s)

### FENSA Certificate #13835324
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 03/11/2019
- **Work Completed:** 31/10/2019
- **Items:** 6 window(s)