Sold Cottage

34 CROSS STREET

SPALDING, SPALDING, LINCOLNSHIRE PE11 2YQ

2 beds 70 m² Listed 25 Nov 2005 (-7542d)

£115,950

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# 2 bedroom cottage for sale (PE11 2YQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 CROSS STREET, SPALDING, SPALDING, LINCOLNSHIRE PE11 2YQ |
| Price | £115,950 |
| Bedrooms | 2 |
| Last sold | £110,000 Feb 2006 |

## Description

This two bedroom mid-terraced property has been recently refurbished throughout to a high standard. The property is situated in the market town of Spalding and benefits from uPVC double glazing, gas central heating, downstairs bathroom and fully enclosed rear garden. MORTGAGES ARRANGED (STS).Accommodation comprises sitting room, dining room, kitchen/diner, utility room/rear entrance, ground floor bathroom, two bedrooms and garden.

## Property Photos

- ![Photo](/listings/photos/10309862/756396)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £110,000 | 17/02/2006 | 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 |
|---------|-------|------|------|
| 10 GREEN LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YB | £222,000 | 14/07/2023 | Detached |
| 4 SPRING GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XL | £160,000 | 16/05/2023 | Detached |
| 27 SPRING GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XL | £415,000 | 22/03/2023 | Detached |
| 25 REGENT STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YN | £182,000 | 16/09/2022 | Detached |
| 34 SOUTH PARADE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YJ | £215,000 | 01/07/2022 | Detached |
| 36 SOUTH PARADE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YJ | £200,000 | 17/02/2022 | Detached |
| 25 PRIORY ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XF | £240,000 | 14/01/2022 | Detached |
| 23 SPRING STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XW | £235,000 | 26/11/2021 | Detached |
| 62 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XT | £307,500 | 21/09/2021 | Detached |

**Area average:** £241,833 (9 sales)

## Price vs local average

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

- **Local average:** £315,222 (104 Detached, PE11, 2024–2026)
- **Deviation:** -63.2%

## Rental Range

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

- **Low:** £686/mo
- **Realistic:** £762/mo
- **Optimistic:** £838/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £623/mo

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, London Road, PE11 | £775/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £775/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £216/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.7%

*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).*

## Capital growth trend

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

- **5y growth:** 6.2%
- **10y growth:** 48.1%

## House Price Index (HM Land Registry)

*Official index for South Holland; Detached series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 11.8%
- **10y growth (index):** 33.6%

## 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

Floor area

70 m²

Last sold

£110,000 Feb 2006

Local average

£315,222 (-63.2%)

Deprivation

Decile 3 (10,081 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

MID TERRACED PROPERTY
FULLY REFURBISHED
UPVC DOUBLE GLAZING
GAS CENTRAL HEATING
SITTING ROOM
DINING ROOM
TWO BEDROOMS
VIEWING IS ESSENTIAL

Description

Listed by

Spalding

Sedge Ltd

Reference: 10309862

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	17/02/2006 (20 years ago)	£110,000	—

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
10 GREEN LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YB	£222,000	14/07/2023	Detached
4 SPRING GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XL	£160,000	16/05/2023	Detached
27 SPRING GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XL	£415,000	22/03/2023	Detached
25 REGENT STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YN	£182,000	16/09/2022	Detached
34 SOUTH PARADE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YJ	£215,000	01/07/2022	Detached
36 SOUTH PARADE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YJ	£200,000	17/02/2022	Detached
25 PRIORY ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XF	£240,000	14/01/2022	Detached
23 SPRING STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XW	£235,000	26/11/2021	Detached
62 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XT	£307,500	21/09/2021	Detached

Area average: £241,833 (9 sales)

Capital growth trend

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

5y growth 6.2%

10y growth 48.1%

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

1y (index) 3.8%

5y (index) 11.8%

10y (index) 33.6%

Rental Range

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

Low £686/mo

Realistic £762/mo

Optimistic £838/mo

Based on Local Authority from postcode lookup → South Holland.

LHA (30th percentile) floor for Lincolnshire Fens: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE11 2YQ

Nearby

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

Type	Name	Distance
Bus stop	Grammar School	0.1 miles
Shop	Sandra's	0.2 miles
Shop	Hair Dot Calm	0.2 miles
University	Boston College Spalding	0.3 miles
Train station	Spalding	0.3 miles
Hospital	Johnson Community Hospital	1.3 miles
Train station	Unknown	1.7 miles
University	University of Lincoln - Holbeach Campus	7.1 miles

Street-level crime

Category	Count
Total incidents	0

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
Spalding Grammar School	Secondary	0.1 miles	Good — 21 Mar 2024
Ayscoughfee Hall School	Other	0.2 miles	— (No rating)
St Norbert's Catholic Voluntary Academy	Primary	0.4 miles	Outstanding — 10 Sep 2015
The Spalding St John the Baptist Church of England Primary School	Primary	0.4 miles	Good — 11 Jan 2013
Spalding Parish Church of England Day School	Primary	0.6 miles	Good — 3 Jul 2024

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
2 Bed Terraced House, London Road, PE11	£775/mo	2	0.35 miles	OpenRent

Average rent: £775/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.67%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

Gross yield 8%

Cost-to-rent ratio 12.5×

Monthly cashflow £216/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.7%

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).