Sold Semi-detached

Heather Cottage

MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE

2 beds 1 baths 614 sq ft Listed 3 Jul 2017 (-3271d)

£120,000

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# 2 bedroom semi-detached house for sale (PE22 8SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | HEATHER COTTAGE, MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE |
| Price | £120,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 57 m² |
| Last sold | £115,000 Jul 2017 |

## Description

The internal accommodation includes hallway, lounge, kitchen, bathroom and two bedrooms. The property is approached via a gravel driveway which extends down the side and to the rear of the bungalow. The rear garden is predominately laid to lawn and boasts open field views.

The village of Friskney offers everything you expect from a village including restaurant, bus stop and village shop.

EPC Rating - F21

Council tax band - A

## Property Photos

- ![Photo](/listings/photos/49178124/260101)
- ![Photo](/listings/photos/49178124/260102)
- ![Photo](/listings/photos/49178124/260104)
- ![Photo](/listings/photos/49178124/260106)
- ![Photo](/listings/photos/49178124/260109)
- ![Photo](/listings/photos/49178124/260111)
- ![Photo](/listings/photos/49178124/260113)
- ![Photo](/listings/photos/49178124/260115)
- ![Photo](/listings/photos/49178124/260117)

## Floorplans

- ![Floorplan 1](/listings/photos/49178124/260119) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HEATHER COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £115,000 | 20/07/2017 | Semi-detached |
| HEATHER COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £52,950 | 30/07/2002 | Semi-detached |
| HEATHER COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £25,000 | 06/03/2000 | Semi-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 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF | £192,500 | 24/11/2023 | Semi-detached |
| SUNSET MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £235,000 | 17/11/2023 | Semi-detached |
| SUNRISE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £252,500 | 17/10/2023 | Semi-detached |
| LAZY WOOD EAUDYKE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NL | £180,000 | 12/10/2023 | Semi-detached |
| 5 COLE LANE, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EU | £240,000 | 30/08/2023 | Semi-detached |
| [Same street] SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £370,000 | 28/06/2023 | Detached |
| FIELDVIEW BURGH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NU | £199,000 | 22/06/2023 | Semi-detached |
| 46 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 20/06/2023 | Semi-detached |
| CHERRY TREE COTTAGE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AY | £125,000 | 31/03/2023 | Semi-detached |
| GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ | £200,000 | 23/12/2022 | Semi-detached |
| 5 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF | £160,000 | 18/11/2022 | Semi-detached |
| 2 HOBHOLE BANK, NEW LEAKE, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8JJ | £237,500 | 16/11/2022 | Semi-detached |
| STATION COTTAGE 5 MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EE | £270,000 | 15/11/2022 | Semi-detached |
| 10 LANCASTER CLOSE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BB | £150,000 | 10/10/2022 | Semi-detached |
| 30 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £199,950 | 27/01/2022 | Semi-detached |
| 32 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £199,950 | 26/01/2022 | Semi-detached |
| 40 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 16/12/2021 | Semi-detached |
| GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ | £200,000 | 09/12/2021 | Semi-detached |
| 38 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 29/11/2021 | Semi-detached |
| THE NOOK LOW ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NQ | £370,000 | 20/10/2021 | Semi-detached |
| [Same street] MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £395,800 | 17/08/2021 | Detached |
| 4 WRIGHTS LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RW | £130,000 | 13/08/2021 | Semi-detached |

**Street average:** £382,900 (2 sales)
**Area average:** £204,070 (20 sales)

## Price vs local average

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

- **Local average:** £170,702 (12 Semi-detached, PE22, 2024–2026)
- **Deviation:** -29.7%

## Rental Range

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

- **Low:** £618/mo
- **Realistic:** £687/mo
- **Optimistic:** £756/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £623/mo

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £85,875
- **Target investor price (1%):** £68,700

*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:** £2,105/m²

## Capital growth trend

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

- **5y growth:** 25.3%
- **10y growth:** 34.5%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 20.1%
- **10y growth (index):** 51.5%

## 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

Floor area

57 m²

Year built

England and Wales: 1950-1966

Last sold

£115,000 Jul 2017

Price per m²

£2,105/m²

Local average

£170,702 (-29.7%)

Deprivation

Decile 2 (6,213 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

2 Bedrooms
Set in 0.25 acres
Open views
Lounge
Kitchen
Bathroom
Village location
EPC Rating -

Additional details

Parking: Yes
Garden: Yes

Description

BUNGALOW WITH A VIEW! Positioned between the towns of Boston & Skegness, this property is situated on a good size plot which measures 0.25 acres (subject to survey). CALL HILL & CLARK TODAY TO BOOK YOUR VIEWING!
The internal accommodation includes hallway, lounge, kitchen, bathroom and two bedrooms. The property is approached via a gravel driveway which extends down the side and to the rear of the bungalow. The rear garden is predominately laid to lawn and boasts open field views.
The village of Friskney offers everything you expect from a village including restaurant, bus stop and village shop.
EPC Rating - F21
Council tax band - A

Listed by

Boston

Leaders and Romans Group

Reference: 49178124

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
(Turner), Main Road, Friskney, BOSTON	36	112	56 m²	England and Wales: 1900-1929	Detached
1 Main Road, Friskney, BOSTON	79	88	69 m²	England and Wales: 1950-1966	Detached
1, Main Road, Friskney, BOSTON	63	81	77 m²	England and Wales: 1950-1966	Detached
1, Main Road, Friskney, BOSTON	45	66	77 m²	England and Wales: 1950-1966	Detached
1, Main Road, Friskney, BOSTON	10	80	95 m²	England and Wales: before 1900	Detached
2, Main Road, Friskney, BOSTON	50	69	75 m²	England and Wales: 1950-1966	Detached
2, Main Road, Friskney, BOSTON	41	87	77 m²	England and Wales: before 1900	Detached
3 Main Road, Friskney, BOSTON	55	92	101 m²	England and Wales: 1930-1949	Detached
3, Main Road, Friskney, BOSTON	63	83	98 m²	England and Wales: 1950-1966	Detached
Boundary Farm, Main Road, Friskney, BOSTON	58	96	144 m²	England and Wales: before 1900	Detached
Bradley House, Main Road, Friskney, BOSTON	43	80	77 m²	England and Wales: 1930-1949	Detached
Faulkeners Farm House, Main Road, Friskney, BOSTON	40	76	112 m²	England and Wales: before 1900	Detached
Halcyon, Main Road, Friskney, BOSTON	48	97	89 m²	England and Wales: 1930-1949	Detached
Heather Cottage, Main Road, Friskney, BOSTON	21	61	57 m²	England and Wales: 1950-1966	Detached
Holme Lea, Main Road, Friskney, BOSTON	81	118	63 m²	England and Wales: 1930-1949	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

360% since 2000

Event	Date	Price	% change
Sold	20/07/2017 (8 years ago)	£115,000	+117.2%
Sold	30/07/2002 (23 years ago)	£52,950	+111.8%
Sold	06/03/2000 (26 years ago)	£25,000	—

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 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF	£192,500	24/11/2023	Semi-detached
SUNSET MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA	£235,000	17/11/2023	Semi-detached
SUNRISE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA	£252,500	17/10/2023	Semi-detached
LAZY WOOD EAUDYKE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NL	£180,000	12/10/2023	Semi-detached
5 COLE LANE, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EU	£240,000	30/08/2023	Semi-detached
Same street SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE	£370,000	28/06/2023	Detached
FIELDVIEW BURGH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NU	£199,000	22/06/2023	Semi-detached
46 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF	£180,000	20/06/2023	Semi-detached
CHERRY TREE COTTAGE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AY	£125,000	31/03/2023	Semi-detached
GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ	£200,000	23/12/2022	Semi-detached
5 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF	£160,000	18/11/2022	Semi-detached
2 HOBHOLE BANK, NEW LEAKE, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8JJ	£237,500	16/11/2022	Semi-detached
STATION COTTAGE 5 MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EE	£270,000	15/11/2022	Semi-detached
10 LANCASTER CLOSE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BB	£150,000	10/10/2022	Semi-detached
30 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF	£199,950	27/01/2022	Semi-detached
32 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF	£199,950	26/01/2022	Semi-detached
40 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF	£180,000	16/12/2021	Semi-detached
GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ	£200,000	09/12/2021	Semi-detached
38 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF	£180,000	29/11/2021	Semi-detached
THE NOOK LOW ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NQ	£370,000	20/10/2021	Semi-detached
Same street MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE	£395,800	17/08/2021	Detached
4 WRIGHTS LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RW	£130,000	13/08/2021	Semi-detached

Street average: £382,900 (2 sales)

Area average: £204,070 (20 sales)

Capital growth trend

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

5y growth 25.3%

10y growth 34.5%

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

1y (index) 1.2%

5y (index) 20.1%

10y (index) 51.5%

Rental Range

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

Low £618/mo

Realistic £687/mo

Optimistic £756/mo

Based on Local Authority from postcode lookup → East Lindsey.

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 PE22 8SE

Address

Main Road

Nearby

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

Type	Name	Distance
Bus stop	Barley Mow PH	0.3 miles
Shop	Parkfresh Vegetables (Supplies) Ltd	1.3 miles
Shop	The Good Intent Stores/Post Office	1.4 miles
Train station	Wainfleet	2.1 miles
Train station	Thorpe Culvert	3.2 miles
Hospital	Pilgrim Hospital	11.0 miles

Street-level crime

Category	Count
Total incidents	0

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
Friskney All Saints Church of England Primary School	Primary	1.3 miles	Good — 24 Sep 2024
The Wainfleet Magdalen Church of England/Methodist School	Primary	2.3 miles	Good — 2 Mar 2017

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.57%

Max investor price (0.8%) £85,875

Target investor price (1%) £68,700

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).

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