# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 70 m² |
| Last sold | £110,000 Feb 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/05/2036
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2105-8003-4303-1132-1170)

## 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:** £314,125 (105 Detached, PE11, 2024–2026)
- **Deviation:** -63.1%

## 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

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £95,250
- **Target investor price (1%):** £76,200

*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:** £1,656/m²

## Capital growth trend

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

- **5y growth:** 7.5%
- **10y growth:** 47.5%

## 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)