Sold STC Terraced

20 RED LION STREET

BOSTON, LINCOLNSHIRE PE21 6PZ

3 beds 1 baths 90 m² Listed 26 Sep 2023 (-1040d)

£99,950

Reduced on 4 Dec 2023

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# 3 bedroom terraced house for sale (PE21 6PZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 RED LION STREET, BOSTON, LINCOLNSHIRE PE21 6PZ |
| Price | £99,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £90,000 Mar 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/09/2033
- **Current heating cost:** £1,156/year
- **Est. upgrade cost to C:** £18,500

### Recommendations
- Q (£4,000 - £14,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2109-2210-2997-2931)

## Description

A mid-terrace house conveniently located within walking distance to Boston Town Centre and Central Park. Having accommodation comprising: entrance hall, lounge, dining room, kitchen, bathroom and lean-to conservatory to ground floor. Three bedrooms to first floor. Outside the property has an enclosed rear courtyard. The property benefits from gas central heating and double glazing.

EPC rating: C. Tenure: Freehold,

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/140431040/294817) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/140431040/294818) - EPC Certificate

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15156527
- **Address:** 20 Red Lion Street, BOSTON, PE21 6PZ
- **Certificate Issued:** 17/04/2022
- **Work Completed:** 05/04/2022
- **Items:** 8 window(s), 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ | £90,000 | 26/03/2024 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU | £73,000 | 17/12/2025 | Terraced |
| 9 WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG | £68,000 | 11/04/2025 | Terraced |
| 19 STRAIT BARGATE, BOSTON, LINCOLNSHIRE, PE21 6EE | £315,000 | 08/09/2023 | Terraced |
| 32 TUNNARD STREET, BOSTON, LINCOLNSHIRE, PE21 6PL | £161,000 | 28/07/2023 | Terraced |
| [Same street] 32 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ | £95,000 | 12/06/2023 | Terraced |
| 12 CHAPEL STREET, BOSTON, LINCOLNSHIRE, PE21 6PY | £117,500 | 04/05/2023 | Terraced |
| 13 TUNNARD STREET, BOSTON, LINCOLNSHIRE, PE21 6PL | £120,000 | 24/03/2023 | Terraced |
| 10A WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG | £100,000 | 10/03/2023 | Terraced |
| 17 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS | £138,000 | 08/09/2022 | Terraced |
| 12 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU | £91,000 | 05/08/2022 | Terraced |
| 8 CHAPEL STREET, BOSTON, LINCOLNSHIRE, PE21 6PY | £95,250 | 03/05/2022 | Terraced |
| [Same street] 30 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ | £125,000 | 18/02/2022 | Terraced |
| UNION COURT 8 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS | £76,000 | 25/01/2022 | Terraced |
| 5 STRAIT BARGATE, BOSTON, LINCOLNSHIRE, PE21 6EE | £1,300,000 | 08/12/2021 | Terraced |
| 6 WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG | £167,000 | 19/11/2021 | Terraced |
| 26 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU | £110,000 | 18/11/2021 | Terraced |
| [Same street] 19 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ | £100,000 | 27/10/2021 | Terraced |
| UNION COURT 13 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS | £90,000 | 27/10/2021 | Terraced |
| 38 THOROLD STREET, BOSTON, LINCOLNSHIRE, PE21 6PH | £135,000 | 28/09/2021 | Terraced |
| 49 WORMGATE, BOSTON, LINCOLNSHIRE, PE21 6NS | £105,000 | 19/08/2021 | Terraced |

**Street average:** £106,667 (3 sales)
**Area average:** £191,868 (17 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £115,717 (41 Terraced, PE21, 2024–2026)
- **Deviation:** -13.6%

## Rental Range

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

- **Low:** £720/mo
- **Realistic:** £800/mo
- **Optimistic:** £880/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £733/mo

## 1% Rule

- **Rent ratio:** 0.8% (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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £1,111/m²

## Capital growth trend

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

- **5y growth:** -3.1%
- **10y growth:** 13.7%

## 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%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

90 m²

Council tax band

EPC rating

Last sold

£90,000 Mar 2024

Price per m²

£1,111/m²

Local average

£115,717 (-13.6%)

Deprivation

Decile 1 (2,409 of 33,755)

Street crime

5 incidents within 1 mile (May 2026)

Key features

Mid terrace house
Three bedrooms
Lounge & dining room
Kitchen & lean-to conservatory
Enclosed rear courtyard
Gas central heating
Double glazing
Close to town centre

Additional details

Heating: Gas central
Garden: Private garden

Description

Listed by

Boston

The Property Franchise Group

Reference: 140431040

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 11/09/2023

Expiry date: 10/09/2033

Current heating cost: £1,156/year

Potential heating cost: £845/year

Est. upgrade cost to C: £18,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Certificate

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15156527 Recent

Property Details

Street: 20 Red Lion Street

Town: BOSTON

Postcode: PE21 6PZ

Installation Details

Items: 8 windows and 2 doors

Certificate Issued: 17/04/2022

Work Completed: 05/04/2022

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	26/03/2024 (2 years ago)	£90,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
7 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU	£73,000	17/12/2025	Terraced
9 WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG	£68,000	11/04/2025	Terraced
19 STRAIT BARGATE, BOSTON, LINCOLNSHIRE, PE21 6EE	£315,000	08/09/2023	Terraced
32 TUNNARD STREET, BOSTON, LINCOLNSHIRE, PE21 6PL	£161,000	28/07/2023	Terraced
Same street 32 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ	£95,000	12/06/2023	Terraced
12 CHAPEL STREET, BOSTON, LINCOLNSHIRE, PE21 6PY	£117,500	04/05/2023	Terraced
13 TUNNARD STREET, BOSTON, LINCOLNSHIRE, PE21 6PL	£120,000	24/03/2023	Terraced
10A WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG	£100,000	10/03/2023	Terraced
17 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS	£138,000	08/09/2022	Terraced
12 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU	£91,000	05/08/2022	Terraced
8 CHAPEL STREET, BOSTON, LINCOLNSHIRE, PE21 6PY	£95,250	03/05/2022	Terraced
Same street 30 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ	£125,000	18/02/2022	Terraced
UNION COURT 8 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS	£76,000	25/01/2022	Terraced
5 STRAIT BARGATE, BOSTON, LINCOLNSHIRE, PE21 6EE	£1,300,000	08/12/2021	Terraced
6 WITHAM PLACE, BOSTON, LINCOLNSHIRE, PE21 6LG	£167,000	19/11/2021	Terraced
26 WITHAM STREET, BOSTON, LINCOLNSHIRE, PE21 6PU	£110,000	18/11/2021	Terraced
Same street 19 RED LION STREET, BOSTON, LINCOLNSHIRE, PE21 6PZ	£100,000	27/10/2021	Terraced
UNION COURT 13 UNION PLACE, BOSTON, LINCOLNSHIRE, PE21 6PS	£90,000	27/10/2021	Terraced
38 THOROLD STREET, BOSTON, LINCOLNSHIRE, PE21 6PH	£135,000	28/09/2021	Terraced
49 WORMGATE, BOSTON, LINCOLNSHIRE, PE21 6NS	£105,000	19/08/2021	Terraced

Street average: £106,667 (3 sales)

Area average: £191,868 (17 sales)

Capital growth trend

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

5y growth -3.1%

10y growth 13.7%

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 £720/mo

Realistic £800/mo

Optimistic £880/mo

Based on Local Authority from postcode lookup → Boston.

LHA (30th percentile) floor for Lincolnshire Fens: £733/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE21 6PZ

Nearby

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

Type	Name	Distance
Shop	Gil Hardy	0.0 miles
Shop	A Cut Above	0.0 miles
Bus stop	Interchange	0.2 miles
Train station	Boston	0.3 miles
Hospital	Pilgrim Hospital	1.0 miles
Train station	Hubberts Bridge	3.5 miles
University	University of Lincoln - Holbeach Campus	11.8 miles

Street-level crime

Category	Count
Other crime	3
Violence and sexual offences	2
Total incidents	5

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
Carlton Road Academy	Primary	0.4 miles	Outstanding — 8 Oct 2014
Boston Pioneers Free School Academy	Primary	0.4 miles	Good — 11 Sep 2015
The Boston Grammar School	Secondary	0.4 miles	Good — 10 Nov 2021
Park Academy	Primary	0.5 miles	Good — 16 Jun 2020
Haven High Academy	Secondary	0.5 miles	Inadequate — 10 Nov 2024

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.8%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

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).

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