# 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 - ![Photo](/listings/photos/140431040/294801) - ![Photo](/listings/photos/140431040/294802) - ![Photo](/listings/photos/140431040/294803) - ![Photo](/listings/photos/140431040/294804) - ![Photo](/listings/photos/140431040/294805) - ![Photo](/listings/photos/140431040/294806) - ![Photo](/listings/photos/140431040/294807) - ![Photo](/listings/photos/140431040/294808) - ![Photo](/listings/photos/140431040/294809) - ![Photo](/listings/photos/140431040/294810) - ![Photo](/listings/photos/140431040/294811) - ![Photo](/listings/photos/140431040/294812) - ![Photo](/listings/photos/140431040/294813) - ![Photo](/listings/photos/140431040/294814) - ![Photo](/listings/photos/140431040/294815) - ![Photo](/listings/photos/140431040/294816) ## 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)