Terraced 4 sales on record

25 BROADFIELD STREET

BOSTON, LINCOLNSHIRE, PE21 8XA

£88,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE21 8XA

Nearby

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

Type	Name	Distance
Shop	Pets at Home	0.0 miles
Bus stop	Boston Bus Station	0.1 miles
Train station	Boston	0.2 miles
Hospital	Norton Lea	0.7 miles
University	University of Lincoln - Holbeach Campus	11.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

73 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£88,000 Apr 2026

Price per m²

£1,205/m²

Local average

£116,100 (39 sales)

Street crime

1 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 18/09/2020

Expiry date: 17/09/2030

Current heating cost: £545/year

Potential heating cost: £445/year

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

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	02/04/2026	£88,000	Terraced	+8.6%	£88,000 to April 2026	View transaction
Sold	27/04/2018	£81,000	Terraced	+5.9%	£106,920 to April 2026	View transaction
Sold	15/12/2011	£76,500	Terraced	+16.8%	£125,819 to April 2026	View transaction
Sold	22/10/2010	£65,500	Terraced	—	£104,862 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
listed	17/03/2026	£95,000
sold	01/01/2026	£88,000
sold	01/01/2018	£81,000
sold	01/01/2011	£76,500
sold	01/01/2010	£65,500
sold	01/01/2001	£36,000
sold	01/01/1995	£29,000

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
6 NELSON WAY, BOSTON, LINCOLNSHIRE, PE21 8TU	£85,000	03/12/2025	Terraced
10 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY	£115,000	15/12/2023	Terraced
80 LIQUORPOND STREET, BOSTON, LINCOLNSHIRE, PE21 8UJ	£57,000	30/11/2023	Terraced
4 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY	£130,000	10/10/2023	Terraced
26 BRAMLEY LANE, BOSTON, LINCOLNSHIRE, PE21 8EZ	£112,000	07/08/2023	Terraced
4 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY	£125,000	28/04/2023	Terraced
18 QUEEN STREET, BOSTON, LINCOLNSHIRE, PE21 8XB	£104,000	16/12/2022	Terraced
29 BLUE STREET, BOSTON, LINCOLNSHIRE, PE21 8UW	£108,000	02/12/2022	Terraced
30 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY	£88,500	18/11/2022	Terraced
7 BRAMLEY LANE, BOSTON, LINCOLNSHIRE, PE21 8EZ	£165,000	16/11/2022	Terraced
13 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA	£60,000	12/08/2022	Terraced
42 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU	£65,000	08/07/2022	Terraced
41 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU	£140,000	20/04/2022	Terraced
58 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU	£105,000	04/04/2022	Terraced
49 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY	£90,000	31/03/2022	Terraced
2 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY	£123,500	11/03/2022	Terraced
1 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY	£115,000	11/03/2022	Terraced
79 LIQUORPOND STREET, BOSTON, LINCOLNSHIRE, PE21 8UJ	£110,000	25/02/2022	Terraced
57 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY	£80,000	02/12/2021	Terraced
62 BLUE STREET, BOSTON, LINCOLNSHIRE, PE21 8UW	£60,000	03/09/2021	Terraced

Area average: £101,900 (20 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 -3.2%

10y growth 27.3%

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

1y (index) 6.3%

5y (index) 17.2%

10y (index) 41.7%

Rental Range

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

Low £716/mo

Realistic £796/mo

Optimistic £876/mo

Based on Local Authority from postcode lookup → Boston.

LHA (30th percentile) floor for Lincolnshire Fens: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed End Terrace, Duke Street, PE21	£800/mo	2	0.04 miles	OpenRent

Average rent: £800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.91%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 10.9%

Cost-to-rent ratio 9.2×

Monthly cashflow £348/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 16.4%

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
Violence and sexual offences	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
Boston Pioneers Free School Academy	Primary	0.2 miles	Good — 11 Sep 2015
Staniland Academy	Primary	0.3 miles	Outstanding — 8 Jul 2013
Carlton Road Academy	Primary	0.3 miles	Outstanding — 8 Oct 2014
The Boston Grammar School	Secondary	0.4 miles	Good — 10 Nov 2021
Boston College	Other	0.7 miles	— (No rating)

FENSA

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

# 25 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA

## Property details

- Slug: `fe850a2` (address key hash: `fe850a2b32a5e01f0ad431a37226979799c93a64`)
- Postcode: PE21 8XA
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 73 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £88,000 Apr 2026
- Price per m²: £1,205/m²
- Local average: £116,100 (39 sales)
- Street crime: 1 incidents within 1 mile (May 2026)

## Latest sale

- Price: £88,000
- Date: 2026-04-02
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 17/09/2030
- **Current heating cost:** £545/year

### Recommendations
- Q (14,000)
- W2 (6,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8840-6721-7780-9018-3296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £88,000 | Terraced | +8.6% | £88,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-24c7-b8d0-e063-4704a8c08d98) |
| Sold | 2018-04-27 | £81,000 | Terraced | +5.9% | £106,920 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/726bf13a-ee68-0a46-e053-6c04a8c01d0d) |
| Sold | 2011-12-15 | £76,500 | Terraced | +16.8% | £125,819 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0747a7be-42af-447b-92bc-98d1b7260dd8) |
| Sold | 2010-10-22 | £65,500 | Terraced | — | £104,862 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c3f75da8-ef58-40fa-8f2c-1b85861c34fe) |

*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 |
|---------|-------|------|------|
| 25 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA | £88,000 | 02/04/2026 | Terraced |
| 25 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA | £81,000 | 27/04/2018 | Terraced |
| 25 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA | £76,500 | 15/12/2011 | Terraced |
| 25 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA | £65,500 | 22/10/2010 | Terraced |

## Historic listings

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

- Matched listing: [173379770](http://87.117.209.195:8080/listings/fcf2417)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-03-17 | £95,000 |
| sold | 2026-01-01 | £88,000 |
| sold | 2018-01-01 | £81,000 |
| sold | 2011-01-01 | £76,500 |
| sold | 2010-01-01 | £65,500 |
| sold | 2001-01-01 | £36,000 |
| sold | 1995-01-01 | £29,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 NELSON WAY, BOSTON, LINCOLNSHIRE, PE21 8TU | £85,000 | 03/12/2025 | Terraced |
| 10 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY | £115,000 | 15/12/2023 | Terraced |
| 80 LIQUORPOND STREET, BOSTON, LINCOLNSHIRE, PE21 8UJ | £57,000 | 30/11/2023 | Terraced |
| 4 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £130,000 | 10/10/2023 | Terraced |
| 26 BRAMLEY LANE, BOSTON, LINCOLNSHIRE, PE21 8EZ | £112,000 | 07/08/2023 | Terraced |
| 4 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £125,000 | 28/04/2023 | Terraced |
| 18 QUEEN STREET, BOSTON, LINCOLNSHIRE, PE21 8XB | £104,000 | 16/12/2022 | Terraced |
| 29 BLUE STREET, BOSTON, LINCOLNSHIRE, PE21 8UW | £108,000 | 02/12/2022 | Terraced |
| 30 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY | £88,500 | 18/11/2022 | Terraced |
| 7 BRAMLEY LANE, BOSTON, LINCOLNSHIRE, PE21 8EZ | £165,000 | 16/11/2022 | Terraced |
| 13 BROADFIELD STREET, BOSTON, LINCOLNSHIRE, PE21 8XA | £60,000 | 12/08/2022 | Terraced |
| 42 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU | £65,000 | 08/07/2022 | Terraced |
| 41 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU | £140,000 | 20/04/2022 | Terraced |
| 58 KING STREET, BOSTON, LINCOLNSHIRE, PE21 8UU | £105,000 | 04/04/2022 | Terraced |
| 49 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY | £90,000 | 31/03/2022 | Terraced |
| 2 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £123,500 | 11/03/2022 | Terraced |
| 1 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £115,000 | 11/03/2022 | Terraced |
| 79 LIQUORPOND STREET, BOSTON, LINCOLNSHIRE, PE21 8UJ | £110,000 | 25/02/2022 | Terraced |
| 57 DUKE STREET, BOSTON, LINCOLNSHIRE, PE21 8UY | £80,000 | 02/12/2021 | Terraced |
| 62 BLUE STREET, BOSTON, LINCOLNSHIRE, PE21 8UW | £60,000 | 03/09/2021 | Terraced |

**Area average:** £101,900 (20 sales)

## Capital growth trend

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

- **5y growth:** -3.2%
- **10y growth:** 27.3%

## House Price Index (HM Land Registry)

*Official index for Boston; Terraced series; as of April 2026.*

- **1y growth (index):** 6.3%
- **5y growth (index):** 17.2%
- **10y growth (index):** 41.7%

## Rental Range

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

- **Low:** £716/mo
- **Realistic:** £796/mo
- **Optimistic:** £876/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Duke Street, PE21 | £800/mo | 2 | 0.04 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.91% (okay)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 10.9%
- **Cost-to-rent:** 9.2×
- **Monthly cashflow:** £348/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.4%

*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 |
|----------|-------|
| Violence and sexual offences | 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 |
|------|------|----------|--------|
| Boston Pioneers Free School Academy | Primary | 0.2 miles | Good — 11 Sep 2015 |
| Staniland Academy | Primary | 0.3 miles | Outstanding — 8 Jul 2013 |
| Carlton Road Academy | Primary | 0.3 miles | Outstanding — 8 Oct 2014 |
| The Boston Grammar School | Secondary | 0.4 miles | Good — 10 Nov 2021 |
| Boston College | Other | 0.7 miles | — (No rating) |