# 2 bedroom semi-detached house for sale (PE12 7RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | Tony Worth Close, Holbeach, Spalding, PE12 7RU |
| Price | £196,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £192,950 |

## Description

**SUMMARY**

Modern two bedroom semi-detached property, IDEALLY LOCATED FOR AMENITIES & AVAILABLE WITH NO CHAIN. Lounge diner & kitchen. FAMILY BATHROOM & DOWNSTAIRS WC. Off road parking for at least two cars & FULLY ENCLOSED GARDEN. Perfect for FIRST TIME BUYERS

**DESCRIPTION**

Situated in the popular town of Holbeach, this modern two bedroom semi-detached property is ideal for first time buyers and is ideally located a short distance from the towns amenities including schools and shops. Having a lounge diner, kitchen and WC to the ground floor, the property further benefits from two double bedrooms and a family bathroom to the first floor. Externally there is off road parking for at least two cars and a fully enclosed rear garden. Available with no chain

**Entrance Hall** 

having stairs to first floor.

**Lounge/Dining Room ** 15' 5" x 13' 9" ( 4.70m x 4.19m )

having french doors to garden and understair cupboard.

**Kitchen** 9' 10" x 6' 3" ( 3.00m x 1.91m )

having range of units at wall and base level, single bowl stainless steel sink. Integrated electric oven, 4 ring gas hob and stainless steel extractor. Integrated fridge/freezer. Space for washing machine. Tiled floor.

**Cloakroom ** 5' 11" x 2' 11" ( 1.80m x 0.89m )

having low level WC and wash hand basin. Extractor fan.

**Landing ** 

having loft access.

**Bedroom One ** 9' 5" x 13' 9" ( 2.87m x 4.19m )

**Bedroom Two** 9' 1" x 13' 9" ( 2.77m x 4.19m )

having built-in cupboard.

**Bathroom ** 6' 5" x 7' 8" ( 1.96m x 2.34m )

having bath with thermostatic shower over, low level WC and pedestal wash hand basin. Extractor, shaving point and heated towel rail. Partly tiled walls.

**Outside ** 

the property sits behind a small lawned foregarden with a driveway for 2 cars. The enclosed rear garden is laid to lawn with a patio area.

**Agents Note ** 

Please note an AML fee is chargeable to the buyer once an offer is accepted to cover the cost of carrying out the required identity and anti-money laundering checks. Once these checks have been completed, the fee cannot be refunded, even if the property purchase does not go ahead.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/93246213/2571572)
- ![Photo](/listings/photos/93246213/2571574)
- ![Photo](/listings/photos/93246213/2571575)
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- ![Photo](/listings/photos/93246213/2571578)
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- ![Photo](/listings/photos/93246213/2571580)
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- ![Photo](/listings/photos/93246213/2571582)
- ![Photo](/listings/photos/93246213/2571583)
- ![Photo](/listings/photos/93246213/2571584)

## Floorplans

- ![Floorplan 1](/listings/photos/93246213/2571586) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/93246213/2571587) - EPC

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ABBOTS MANOR COTTAGE NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £233,000 | 11/12/2025 | Semi-detached |
| 33 CHESTNUT AVENUE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7NE | £125,107 | 05/12/2025 | Semi-detached |
| 6 EAST ELLOE AVENUE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7NB | £189,000 | 15/09/2025 | Semi-detached |
| [Same street] 44 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £247,500 | 30/08/2024 | Detached |
| [Same street] 38 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £345,000 | 31/10/2023 | Detached |
| [Same street] 32 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £191,000 | 29/09/2023 | Terraced |
| [Same street] 11 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £192,950 | 28/11/2022 | Semi-detached |
| [Same street] 13 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £192,950 | 18/11/2022 | Semi-detached |
| [Same street] 7 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £209,950 | 11/11/2022 | Semi-detached |
| [Same street] 3 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £189,950 | 21/10/2022 | Semi-detached |
| [Same street] 5 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £189,950 | 14/10/2022 | Semi-detached |
| [Same street] 9 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £209,950 | 30/09/2022 | Semi-detached |
| 50 SPALDING ROAD, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7HG | £215,000 | 09/09/2022 | Semi-detached |
| 50 NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £199,950 | 22/07/2022 | Semi-detached |
| 46 NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £175,000 | 11/04/2022 | Semi-detached |

**Street average:** £218,800 (9 sales)
**Area average:** £189,510 (6 sales)

## Price vs local average

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

- **Local average:** £194,417 (52 Semi-detached, PE12, 2024–2026)
- **Deviation:** +0.8%

## Rental Range

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

- **Low:** £701/mo
- **Realistic:** £779/mo
- **Optimistic:** £857/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 Mobile Home, Rose View Drive, PE12 | £700/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Semi-Detached House, Farrow Avenue, PE12 | £750/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Terraced House, Orchard House, PE12 | £800/mo | 2 | 0.98 miles | OpenRent |
| 2 Bed Flat, Orchard Park, PE12 | £650/mo | 2 | 0.99 miles | OpenRent |

**Average rent: £725/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £90,625
- **Target investor price (1%):** £72,500

*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 £725/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.5×
- **Monthly cashflow:** £-144/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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).*

## Capital growth trend

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

- **5y growth:** 11.9%
- **10y growth:** 41.1%

## House Price Index (HM Land Registry)

*Official index for South Holland; Semi-detached series; as of August 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 9.6%
- **10y growth (index):** 37.3%

## 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)