Sold STC Detached

5 THE WATER GARDENS

WISBECH, CAMBRIDGESHIRE PE13 1LD

4 beds 2 baths 1,625 sq ft Listed 20 May 2021 (-1850d)

£425,000

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# 4 bedroom detached bungalow for sale (PE13 1LD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 THE WATER GARDENS, WISBECH, CAMBRIDGESHIRE PE13 1LD |
| Price | £425,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 151 m² |
| Last sold | £425,000 Sep 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 21/04/2036
- **Current heating cost:** £1,315/year
- **Est. upgrade cost to C:** £7,500

### Recommendations
- W2 (£5,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5436-7424-6600-0802-1226)

## Description

**ENTRANCE** **HALL** **** Door to front, built in cupboard, Parquet flooring, stairs rising to first floor, two radiators, airing cupboard housing hot water tank

**SHOWER** **ROOM** **4' 10" x 6' 4" (1.47m x 1.93m)** Window to front, fully tiled walls and floor, heated towel rail, low level WC, hand wash basin in built in vanity unit, shower cubicle with mains shower

**LOUNGE** **19' 10" x 12' 06" (6.05m x 3.81m)** Window to front, radiator, brick built feature fireplace, two openings through to dining room

**DINING** **ROOM** **19' 10" x 9' 04" (6.05m x 2.84m)** Window to rear, radiator

**KITCHEN/BREAKFAST** **ROOM** **22' 0" x 9' 11" (6.71m x 3.02m)** Range of wall and base units with built in lighting, sink, door to side leading to garden, integrated cooker & microwave, electric hob and hood, integrated washing machine, integrated dish washer, spotlights to ceiling, radiator, integrated fridge freezer

**BEDROOM** **ONE** **14' 09" x 12' 04" (4.5m x 3.76m)** Window to front, window to side, radiator, TV point, Telephone point

**BEDROOM** **TWO** **11' 11" x 10' 11" (3.63m x 3.33m)** Window to side, radiator, telephone point

**BEDROOM** **THREE** **11' 01" x 10' 0" (3.38m x 3.05m)** Window to side, radiator

**BATHROOM** **7' 11" x 5' 10" (2.41m x 1.78m)** Shaver point, bath, window to rear, heated towel rail, tiled floor, spotlights to ceiling, low level WC, hand wash basin, underfloor heating

**LANDING** **** Built in walk in cupboard with built in lighting, doors to:

**WC** **** W.C

**BEDROOM** **FOUR** **18' 02" x 15' 07" (5.54m x 4.75m)** Two windows to front, window to rear, radiator, spotlights to ceiling, built in wardrobes

**FRONT** **OF** **PROPERTY** **** **** Block paved driveway leading to garage, landscaped garden consisting of a range of beds and borders and lawned areas, side access, outside tap, outside lighting, power socket

**GARAGE** **33' 04" x 10' 06" (10.16m x 3.2m)** Electric up and over door to the front, door to the side, windows to both sides, sensor security light at front

**REAR** **GARDEN** **** **** Landscaped gardens with a range of lawns, borders and beds, block paved area, outside tap, terrace area, oil tank, shed, vegetable patch

**SIDE** **OF** **PROPERTY** **** Patio area

**GARDEN** **ROOM** **8' 10" x 8' 09" (2.69m x 2.67m)** Currently used as a potting shed, door to front

**BOILER** **CUPBOARD** **** **** Accessed via from the outside which houses a free standing boiler

**SERVICES** **&** **INFO** **** This home is connected to mains drainage and oil fired central heating with UPVC double glazing. It is council tax band E

**LOCATION** **** Sitting in the county of Cambridgeshire in Fenland, Wisbech is known as the capital of the Fens.

It's situated within 13.6 miles of the Norfolk town of Kings Lynn, 22.6 miles of the Cambridgeshire city of Peterborough and 26.5 miles of the Norfolk coast.

**TOWN** **INFORMATION** **** Wisbech is packed with amenities including supermarkets, eateries, cinemas, primary & secondary schools, college & further education schools, sports centre plus a traditional market place and high street with local, independent shops.

**FACILITIES** **** The nearest train station is in March, 10 miles away, this links to Ely, Cambridge and Peterborough, Kings Lynn train station is within 14.2 miles and operates mostly with the Great Northern line into Kings Cross but with some additional peak services operated by Greater Anglia into Liverpool Street, London.

There is a bus station in the town centre, with services running to Kings Lynn, March and Peterborough.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/107342846/488708) - Floorplan 1

## EPC Graphs

- ![EPC Front Page](/listings/photos/107342846/488709) - EPC Front Page

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #15205335
- **Address:** 5 The Water Gardens, WISBECH, PE13 1LD
- **Certificate Issued:** 22/05/2022
- **Work Completed:** 18/02/2022
- **Items:** 1 window(s)

### FENSA Certificate #2185773
- **Address:** 5 The Water Gardens, WISBECH, PE13 1LD
- **Certificate Issued:** 02/11/2004
- **Work Completed:** 06/10/2004
- **Items:** 4 window(s)

### FENSA Certificate #10895858
- **Address:** 5 The Water Gardens, WISBECH, PE13 1LD
- **Certificate Issued:** 23/03/2015
- **Work Completed:** 10/03/2015
- **Items:** 2 window(s)

### FENSA Certificate #15984370
- **Address:** 5 The Water Gardens, WISBECH, PE13 1LD
- **Certificate Issued:** 08/10/2023
- **Work Completed:** 29/09/2023
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 THE WATER GARDENS, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LD | £425,000 | 24/09/2021 | Detached |
| 5 THE WATER GARDENS, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LD | £215,000 | 04/09/2013 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH | £400,000 | 25/11/2025 | Detached |
| 57B NORTH BRINK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JX | £885,000 | 15/12/2023 | Detached |
| 7 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU | £385,000 | 14/12/2023 | Detached |
| 72 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE | £500,000 | 08/06/2023 | Detached |
| 5 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU | £475,000 | 31/05/2023 | Detached |
| 59 NORTH BRINK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JX | £465,000 | 27/10/2022 | Detached |
| 15 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU | £370,000 | 09/06/2022 | Detached |
| 10 PURBECK CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LS | £440,000 | 20/05/2022 | Detached |
| 4 MARLBOROUGH COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LT | £430,000 | 11/03/2022 | Detached |
| 74 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE | £320,000 | 08/03/2022 | Detached |
| 4 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH | £335,000 | 17/12/2021 | Detached |
| 10 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU | £365,000 | 24/11/2021 | Detached |
| 11 WOODCOTE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LX | £360,000 | 18/11/2021 | Detached |
| 9 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH | £395,000 | 15/09/2021 | Detached |
| 8 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH | £340,000 | 13/08/2021 | Detached |
| 3 RICHMOND COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LR | £280,000 | 19/07/2021 | Detached |
| 4 RICHMOND COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LR | £290,000 | 05/07/2021 | Detached |
| 70 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE | £350,000 | 24/06/2021 | Detached |
| 15 WOODCOTE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LX | £365,000 | 24/06/2021 | Detached |

**Area average:** £407,895 (19 sales)

## Price vs local average

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

- **Local average:** £279,795 (54 Detached, PE13, 2024–2026)
- **Deviation:** +51.9%

## Rental Range

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

- **Low:** £749/mo
- **Realistic:** £832/mo
- **Optimistic:** £915/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/mo

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £104,000
- **Target investor price (1%):** £83,200

*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:** £2,815/m²

## Capital growth trend

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

- **5y growth:** -6.4%
- **10y growth:** 44.9%

## House Price Index (HM Land Registry)

*Official index for Fenland; Detached series; as of March 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 17.2%
- **10y growth (index):** 44.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

151 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£425,000 Sep 2021

Price per m²

£2,815/m²

Local average

£279,795 (+51.9%)

Deprivation

Decile 3 (8,731 of 33,755)

Street crime

187 incidents within 1 mile (Apr 2026)

Key features

Stunning Location
Lake & Field Views
Walk Into Town
1/4 Acre Plot
3 W.C's
Excellent Presentation
Garden Terrace
Landscaped Gardens
Sought After Area
Excellent Room Proportions

Additional details

Parking: Yes
Garden: Yes

Description

ENTRANCE HALL ** Door to front, built in cupboard, Parquet flooring, stairs rising to first floor, two radiators, airing cupboard housing hot water tank

SHOWER ROOM 4' 10" x 6' 4" (1.47m x 1.93m) Window to front, fully tiled walls and floor, heated towel rail, low level WC, hand wash basin in built in vanity unit, shower cubicle with mains shower

LOUNGE 19' 10" x 12' 06" (6.05m x 3.81m) Window to front, radiator, brick built feature fireplace, two openings through to dining room

DINING ROOM 19' 10" x 9' 04" (6.05m x 2.84m) Window to rear, radiator

KITCHEN/BREAKFAST ROOM 22' 0" x 9' 11" (6.71m x 3.02m) Range of wall and base units with built in lighting, sink, door to side leading to garden, integrated cooker & microwave, electric hob and hood, integrated washing machine, integrated dish washer, spotlights to ceiling, radiator, integrated fridge freezer

BEDROOM ONE 14' 09" x 12' 04" (4.5m x 3.76m) Window to front, window to side, radiator, TV point, Telephone point

BEDROOM TWO 11' 11" x 10' 11" (3.63m x 3.33m) Window to side, radiator, telephone point

BEDROOM THREE 11' 01" x 10' 0" (3.38m x 3.05m) Window to side, radiator

BATHROOM 7' 11" x 5' 10" (2.41m x 1.78m) Shaver point, bath, window to rear, heated towel rail, tiled floor, spotlights to ceiling, low level WC, hand wash basin, underfloor heating

LANDING Built in walk in cupboard with built in lighting, doors to:

WC W.C

BEDROOM FOUR 18' 02" x 15' 07" (5.54m x 4.75m) Two windows to front, window to rear, radiator, spotlights to ceiling, built in wardrobes

FRONT OF PROPERTY Block paved driveway leading to garage, landscaped garden consisting of a range of beds and borders and lawned areas, side access, outside tap, outside lighting, power socket

GARAGE 33' 04" x 10' 06" (10.16m x 3.2m) Electric up and over door to the front, door to the side, windows to both sides, sensor security light at front

REAR GARDEN Landscaped gardens with a range of lawns, borders and beds, block paved area, outside tap, terrace area, oil tank, shed, vegetable patch

SIDE OF PROPERTY Patio area

GARDEN ROOM 8' 10" x 8' 09" (2.69m x 2.67m) Currently used as a potting shed, door to front

BOILER CUPBOARD Accessed via from the outside which houses a free standing boiler

SERVICES & INFO This home is connected to mains drainage and oil fired central heating with UPVC double glazing. It is council tax band E

LOCATION Sitting in the county of Cambridgeshire in Fenland, Wisbech is known as the capital of the Fens.
It's situated within 13.6 miles of the Norfolk town of Kings Lynn, 22.6 miles of the Cambridgeshire city of Peterborough and 26.5 miles of the Norfolk coast.

TOWN INFORMATION Wisbech is packed with amenities including supermarkets, eateries, cinemas, primary & secondary schools, college & further education schools, sports centre plus a traditional market place and high street with local, independent shops.

FACILITIES ** The nearest train station is in March, 10 miles away, this links to Ely, Cambridge and Peterborough, Kings Lynn train station is within 14.2 miles and operates mostly with the Great Northern line into Kings Cross but with some additional peak services operated by Greater Anglia into Liverpool Street, London.
There is a bus station in the town centre, with services running to Kings Lynn, March and Peterborough.

Listed by

Wisbech

Hockeys

Reference: 107342846

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 22/04/2026

Expiry date: 21/04/2036

Current heating cost: £1,315/year

Potential heating cost: £1,159/year

Est. upgrade cost to C: £7,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC Front Page

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15205335 Recent

Property Details

Street: 5 The Water Gardens

Town: WISBECH

Postcode: PE13 1LD

Installation Details

Items: 1 window

Certificate Issued: 22/05/2022

Work Completed: 18/02/2022

This certificate data was retrieved from FENSA's database

FENSA Certificate #2185773

Property Details

Street: 5 The Water Gardens

Town: WISBECH

Postcode: PE13 1LD

Installation Details

Items: 4 windows

Certificate Issued: 02/11/2004

Work Completed: 06/10/2004

This certificate data was retrieved from FENSA's database

FENSA Certificate #10895858

Property Details

Street: 5 The Water Gardens

Town: WISBECH

Postcode: PE13 1LD

Installation Details

Items: 2 windows

Certificate Issued: 23/03/2015

Work Completed: 10/03/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #15984370 Recent

Property Details

Street: 5 The Water Gardens

Town: WISBECH

Postcode: PE13 1LD

Installation Details

Items: 2 windows

Certificate Issued: 08/10/2023

Work Completed: 29/09/2023

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

98% since 2013

Event	Date	Price	% change
Sold	24/09/2021 (4 years ago)	£425,000	+97.7%
Sold	04/09/2013 (12 years ago)	£215,000	—

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
12 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH	£400,000	25/11/2025	Detached
57B NORTH BRINK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JX	£885,000	15/12/2023	Detached
7 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU	£385,000	14/12/2023	Detached
72 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE	£500,000	08/06/2023	Detached
5 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU	£475,000	31/05/2023	Detached
59 NORTH BRINK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JX	£465,000	27/10/2022	Detached
15 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU	£370,000	09/06/2022	Detached
10 PURBECK CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LS	£440,000	20/05/2022	Detached
4 MARLBOROUGH COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LT	£430,000	11/03/2022	Detached
74 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE	£320,000	08/03/2022	Detached
4 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH	£335,000	17/12/2021	Detached
10 BRAMPTON CLOSE, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LU	£365,000	24/11/2021	Detached
11 WOODCOTE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LX	£360,000	18/11/2021	Detached
9 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH	£395,000	15/09/2021	Detached
8 ASHDALE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1JH	£340,000	13/08/2021	Detached
3 RICHMOND COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LR	£280,000	19/07/2021	Detached
4 RICHMOND COURT, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LR	£290,000	05/07/2021	Detached
70 BARTON ROAD, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LE	£350,000	24/06/2021	Detached
15 WOODCOTE PARK, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 1LX	£365,000	24/06/2021	Detached

Area average: £407,895 (19 sales)

Capital growth trend

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

5y growth -6.4%

10y growth 44.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Fenland. Series: Detached. As of March 2026.

1y (index) 2.2%

5y (index) 17.2%

10y (index) 44.4%

Rental Range

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

Low £749/mo

Realistic £832/mo

Optimistic £915/mo

Based on Local Authority from postcode lookup → Fenland.

LHA (30th percentile) floor for Kings Lynn: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE13 1LD

Nearby

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

Type	Name	Distance
Bus stop	Barton Road	0.1 miles
Shop	Second-Hand Bookshop	0.4 miles
Shop	North Brink Hair and Beauty	0.5 miles
Hospital	North Cambridgeshire Hospital	0.8 miles
Hospital	Unknown	2.7 miles
Train station	March	7.5 miles
Train station	Watlington	10.0 miles
University	University of Lincoln - Holbeach Campus	11.7 miles

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	34
Criminal damage and arson	14
Public order	10
Shoplifting	9
Drugs	8
Other theft	7
Vehicle crime	7
Other crime	5
Possession of weapons	4
Burglary	3
Bicycle theft	1
Robbery	1
Theft from the person	1
Total incidents	187

Within 1 mile during Apr 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
Wisbech Grammar School	Other	0.3 miles	— (No rating)
Olive AP Academy - Nene Valley	Other	0.4 miles	Good — 26 Jun 2022
Cambian Wisbech School	Other	0.4 miles	Good — 7 May 2024
On Track Education Services Ltd	Other	0.5 miles	Good — 14 May 2023
Peckover Primary School	Primary	0.6 miles	Good — 8 Dec 2011

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.2%

Max investor price (0.8%) £104,000

Target investor price (1%) £83,200

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).