# 2 bedroom terraced house for sale (PE12 7ER)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 RATHKENNY CLOSE, SPALDING, HOLBEACH, LINCOLNSHIRE PE12 7ER |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 63 m² |
| Last sold | £147,500 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 07/05/2034
- **Current heating cost:** £485/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/2396-2664-1971-7637-1421)

## 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!

## Property Photos

- ![Photo](/listings/photos/90357945/1221194)
- ![Photo](/listings/photos/90357945/1221195)
- ![Photo](/listings/photos/90357945/1221197)
- ![Photo](/listings/photos/90357945/1221198)
- ![Photo](/listings/photos/90357945/1221199)
- ![Photo](/listings/photos/90357945/1221200)
- ![Photo](/listings/photos/90357945/1221202)
- ![Photo](/listings/photos/90357945/1221204)
- ![Photo](/listings/photos/90357945/1221207)
- ![Photo](/listings/photos/90357945/1221209)
- ![Photo](/listings/photos/90357945/1221210)

## Floorplans

- ![Floorplan 1](/listings/photos/90357945/1221212) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/90357945/1221215) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 RATHKENNY CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7ER | £147,500 | 28/10/2024 | Terraced |
| 9 RATHKENNY CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7ER | £100,000 | 26/11/2010 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £156,065 (21 Terraced, PE12, 2024–2026)
- **Deviation:** -3.9%

## Rental Range

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

- **Low:** £691/mo
- **Realistic:** £768/mo
- **Optimistic:** £845/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 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)**

## 1% Rule

- **Rent ratio:** 0.52% (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:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £82/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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).*

## Price per Square Metre

- **£/m²:** £2,381/m²

## Capital growth trend

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

- **5y growth:** 22.5%
- **10y growth:** 59.3%

## House Price Index (HM Land Registry)

*Official index for South Holland; Terraced series; as of May 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 14.7%
- **10y growth (index):** 36.8%

## 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)