# 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 |
| 1 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £115,000 | 11/03/2022 | Terraced |
| 2 HARRISON COURT, BOSTON, LINCOLNSHIRE, PE21 8XY | £123,500 | 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) |