# 3 bedroom end of terrace house for sale (PE23 5ED) ## Property Details | Key | Value | |-----|-------| | Address | 17 WEST END, SPILSBY, LINCOLNSHIRE PE23 5ED | | Price | £140,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Last sold | £142,500 Nov 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 05/05/2036 - **Current heating cost:** £1,263/year - **Est. upgrade cost to C:** £25,750 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2166-0650-2106-0211) ## Description Situated in a highly sought-after residential area, just a short walk from the amenities of Spilsby town centre, this attractive end-terrace home offers well-proportioned accommodation ideal for families, first-time buyers or investors alike. The ground floor comprises a welcoming entrance hall, a comfortable lounge perfect for relaxing, a separate dining room ideal for entertaining and a fitted kitchen. To the first floor are three bedrooms and a family bathroom, providing practical and versatile living space. Externally, the property benefits from an enclosed rear garden, offering a private outdoor retreat, along with three useful brick-built outbuildings providing excellent storage or potential for workshop use. Further advantages include gas central heating and double glazing throughout. Early viewing is highly recommended to fully appreciate the space, location and potential this home has to offer. EPC rating: C. Tenure: Freehold, ## Property Photos - ![Photo](/listings/photos/87659577/1590931) - ![Photo](/listings/photos/87659577/1590937) - ![Photo](/listings/photos/87659577/1590943) - ![Photo](/listings/photos/87659577/1590949) - ![Photo](/listings/photos/87659577/1590954) - ![Photo](/listings/photos/87659577/1590956) - ![Photo](/listings/photos/87659577/1590957) - ![Photo](/listings/photos/87659577/1590958) - ![Photo](/listings/photos/87659577/1590959) - ![Photo](/listings/photos/87659577/1590960) - ![Photo](/listings/photos/87659577/1590961) - ![Photo](/listings/photos/87659577/1590962) - ![Photo](/listings/photos/87659577/1590963) - ![Photo](/listings/photos/87659577/1590964) - ![Photo](/listings/photos/87659577/1590965) - ![Photo](/listings/photos/87659577/1590966) - ![Photo](/listings/photos/87659577/1590967) - ![Photo](/listings/photos/87659577/1590968) - ![Photo](/listings/photos/87659577/1590969) ## Floorplans - ![Floorplan](/listings/photos/87659577/1590970) - Floorplan ## EPC Graphs - ![EPC Certificate](/listings/photos/87659577/1590971) - EPC Certificate ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #15177587 - **Address:** 17 West End, SPILSBY, PE23 5ED - **Certificate Issued:** 01/05/2022 - **Work Completed:** 14/04/2022 - **Items:** 5 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 WEST END, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5ED | £142,500 | 01/11/2023 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 85 ANCASTER AVENUE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HS | £139,350 | 12/12/2025 | Terraced | | 6 SPENCE STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EA | £142,000 | 13/11/2025 | Terraced | | [Same street] 3 WEST END, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5ED | £220,000 | 25/10/2023 | Terraced | | [Same street] 24 WEST END, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5ED | £70,000 | 13/10/2023 | Terraced | | 11 FRANKLIN SQUARE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JD | £85,000 | 13/09/2023 | Terraced | | [Same street] 18 WEST END, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5ED | £145,000 | 25/11/2022 | Terraced | | 32 POOLES LANE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EU | £174,000 | 14/10/2022 | Terraced | | 21 GRANARY CLOSE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5BP | £170,000 | 21/09/2022 | Terraced | | 6 GRANARY CLOSE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5BP | £180,000 | 19/08/2022 | Terraced | | 22 POOLES LANE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EU | £140,000 | 16/08/2022 | Terraced | | 4 FRANKLIN SQUARE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JD | £75,000 | 10/06/2022 | Terraced | | 6 CHURCH STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DU | £90,000 | 19/05/2022 | Terraced | | 24 POOLES LANE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EU | £140,000 | 05/04/2022 | Terraced | | 7 FRANKLIN SQUARE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JD | £105,000 | 04/03/2022 | Terraced | | 43 WOODLANDS AVENUE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EL | £145,000 | 24/01/2022 | Terraced | | [Same street] 18 WEST END, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5ED | £94,000 | 24/11/2021 | Terraced | | 15 GRANARY CLOSE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5BP | £135,000 | 27/09/2021 | Terraced | | 37 REYNARD STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JB | £120,000 | 24/09/2021 | Terraced | **Street average:** £132,250 (4 sales) **Area average:** £131,454 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £156,270 (5 Terraced, PE23, 2024–2026) - **Deviation:** -10.4% ## Rental Range *ONS Price Index of Private Rents (East Lindsey). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £626/mo - **Realistic:** £695/mo - **Optimistic:** £765/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Wolds and Coast (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £598/mo ## 1% Rule - **Rent ratio:** 0.5% (weak for cashflow) - **Max investor price (0.8%):** £86,875 - **Target investor price (1%):** £69,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £1,443/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 26.3% - **10y growth:** 33.6% ## House Price Index (HM Land Registry) *Official index for East Lindsey; Terraced series; as of April 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 17% - **10y growth (index):** 45.2% ## 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)