For sale Terraced

9 RATHKENNY CLOSE

SPALDING, HOLBEACH, LINCOLNSHIRE PE12 7ER

2 beds 1 baths 678 sq ft Listed 1 Jul 2026 (-60d)

£150,000

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Property photo

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Property details

Tenure

FREEHOLD

Floor area

63 m²

Council tax band

A

EPC rating

C

Year built

England and Wales: 2007-2011

Last sold

£147,500 Oct 2024

Price per m²

£2,381/m²

Local average

£156,065 (-3.9%)

Deprivation

Decile 4 (12,272 of 33,755)

Street crime

89 incidents within 1 mile (Jun 2026)

Key features

  • Beautiful mid terrace house
  • Well-presented throughout
  • 2 bedrooms
  • Lovely kitchen/diner
  • Good size lounge
  • Bathroom & downstairs toilet
  • Off road parking to the front
  • Recently installed gas boiler
  • Close to a range of local shops, schools
  • Council Tax Band A

Additional details

Parking
Yes
Garden
Yes

Description

ADD THIS TO YOUR VIEWING LIST! Situated in a popular area of Holbeach, this attractive two-bedroom terraced home offers an excellent opportunity for first-time buyers, downsizers and buy-to-let investors alike.

The property is well presented throughout and offers well-planned accommodation designed for comfortable modern living. The welcoming reception room provides a cosy yet spacious setting for relaxing or entertaining, while the bright fitted kitchen enjoys an abundance of natural light and offers ample space for dining, making it the heart of the home. There is also a useful downstairs toilet.

Upstairs, the property features two well-proportioned bedrooms, including a generous main bedroom + a lovely bathroom.

Outside there is off road parking to the front & a pretty rear garden that includes a lawn & shed.

Further benefits include an Energy Performance Certificate (EPC) rating of C, helping to keep running costs economical, together with the added advantage of Council Tax Band A. There is a recently installed gas boiler.

Conveniently positioned close to a wide range of local amenities, reputable schools and excellent public transport links, the property also enjoys easy access to nearby parks, green spaces and pleasant walking routes, offering the perfect balance of convenience and outdoor lifestyle.

Combining a desirable location, practical accommodation and excellent value, this charming home is ready to move into and represents a fantastic opportunity for those looking to take their first step onto the property ladder. Early viewing is highly recommended!

Listed by

Wisbech

Aspire Homes

Reference: 90357945

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 08/05/2024

Expiry date: 07/05/2034

Current heating cost: £485/year

Potential heating cost: £485/year

Est. upgrade cost to C: £9,500

Recommendations

  • 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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~151 m² (0.04 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EPC 1

EPC 1

Price history

48% since 2010

Event Date Price % change
Listed for sale — £150,000 +1.7%
Sold 28/10/2024 (1 year ago) £147,500 +47.5%
Sold 26/11/2010 (15 years ago) £100,000 —

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
6 FISHPOND LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DE £145,000 22/09/2023 Terraced
2 THE TENTERS, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7AT £142,500 24/11/2022 Terraced
14 FISHPOND LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DE £118,000 26/05/2022 Terraced
6 FISHPOND LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DE £115,000 17/03/2022 Terraced
2 FISHPOND LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DE £115,000 14/01/2022 Terraced
9 CHAPEL STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7AA £83,000 14/01/2022 Terraced
26 LAWYERS CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7LT £75,000 18/11/2021 Terraced
24 FARROW AVENUE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DG £100,000 12/11/2021 Terraced

Area average: £111,688 (8 sales)

Capital growth trend

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

5y growth 22.5%
10y growth 59.3%

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

1y (index) 5.9%
5y (index) 14.7%
10y (index) 36.8%

Rental Range

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

Low £691/mo
Realistic £768/mo
Optimistic £845/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 PE12 7ER

Nearby

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

Type Name Distance
Shop Aldi 0.0 miles
Bus stop Rathkenny Close 0.0 miles
Shop Morris & Raynes 0.1 miles
University University of Lincoln - Holbeach Campus 0.8 miles
Train station Unknown 6.1 miles
Hospital Johnson Community Hospital 7.2 miles
University Boston College Spalding 7.3 miles
Train station Spalding 7.5 miles

Street-level crime

Category Count
Violence and sexual offences 43
Anti-social behaviour 15
Criminal damage and arson 9
Shoplifting 9
Other crime 5
Burglary 2
Public order 2
Vehicle crime 2
Other theft 1
Robbery 1
Total incidents 89

Within 1 mile during Jun 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
The Holbeach William Stukeley Church of England Voluntary Aided Primary School Primary 0.5 miles Good — 21 May 2024
University Academy Holbeach Secondary 0.5 miles — (Inspected (no overall grade))
Holbeach Primary Academy Primary 0.7 miles Good — 22 May 2017
Fleet Wood Lane School Primary 1.6 miles Requires improvement — 26 Mar 2024
Holbeach Bank Primary Academy Primary 1.9 miles Good — 7 Dec 2022

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 Semi-Detached House, Farrow Avenue, PE12 £750/mo 2 0.17 miles OpenRent
2 Bed Semi-Detached House, The Hollies, PE12 £750/mo 2 0.34 miles OpenRent
2 Bed Semi-Detached House, Tindall Court, PE12 £800/mo 2 0.35 miles OpenRent
2 Bed Terraced House, Orchard House, PE12 £800/mo 2 0.42 miles OpenRent

Average rent: £775/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%
Max investor price (0.8%) £96,875
Target investor price (1%) £77,500
Gross yield 6.2%
Cost-to-rent ratio 16.1×
Monthly cashflow £82/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.3%
  • 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).