# 3 bedroom detached house for sale (PE12 7RU) ## Property Details | Key | Value | |-----|-------| | Address | 44 TONY WORTH CLOSE, SPALDING, HOLBEACH, LINCOLNSHIRE PE12 7RU | | Price | £249,995 | | Bedrooms | 3 | | Bathrooms | 2 | | Floor area | 90 m² | | Last sold | £247,500 Aug 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 29/10/2033 - **Current heating cost:** £484/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/1337-7730-6009-0100-6276) ## Description 🏡 Beautifully Presented Detached Family Home – No Onward Chain! 🏡 Situated on a sought-after modern development within easy walking distance of Holbeach town centre, this attractive Jelson-built three-bedroom detached home offers stylish, move-in-ready accommodation and is perfect for families, professionals, or those looking for a hassle-free purchase. 🏠 Three bedrooms, including main bedroom with en-suite 🛏 Modern kitchen/diner, lounge and cloakroom 🍽 Driveway, single garage and enclosed rear garden 🚗🌳 NHBC warranty remaining until August 2034 📋 The accommodation briefly comprises a welcoming entrance hall, comfortable lounge, modern kitchen/diner, convenient cloakroom, and staircase leading to the first floor. Upstairs, you'll find three well-proportioned bedrooms, including a main bedroom with en-suite shower room, together with a contemporary family bathroom. 🚿 Outside, the property enjoys an attractive open-plan frontage with pleasant views across landscaped green space. A driveway provides off-road parking and leads to the single garage, while a side gate gives access to the enclosed rear garden, ideal for relaxing or entertaining. 🌿 Further benefits include professional decoration throughout, meaning the property is ready to enjoy from day one. Offered to the market with NO ONWARD CHAIN, this fantastic home is ready for its next owners. 🔑 📞Call us ANYTIME to arrange your viewing – , evenings and weekends! PVCu double glazed entrance door to: Entrance Hall Radiator, fitted carpet, wall mounted HIVE central heating thermostat, smoke detector, staircase to first floor landing, door to built in storage cupboard with broadband point control centre, light point connected, door to: Lounge 3.94m (12'11") x 3.44m (11'3") PVCu double glazed window to front, PVCu double glazed box window to side, radiator, telephone point, TV point, broadband connection point. Kitchen 3.54m (11'7") x 3.04m (10') Fitted with a matching range of base and eye level units with worktop space over, 1 1/4 bowl stainless steel sink unit with single drainer, mixer tap and tiled surround, BOSCH integrated fridge/freezer, dishwasher, free standing Samsung smart washing machine, fitted BOSCH electric fan assisted double oven, built-in BOSCH five ring gas hob with matching extractor hood over, PVCu double glazed window to rear, ceramic tiled flooring, power point with USB ports, broadband connection point, recessed ceiling spotlights, CO detector open plan to: Dining Area 3.60m (11'10") x 2.54m (8'4") PVCu double glazed windows to rear and side, radiator, vinyl floor covering, PVCu double glazed French doors to garden with matching side panels, broadband connection point. Ground Floor Cloakroom Fitted with two-piece suite comprising, pedestal wash hand basin with mixer tap, tiled splashback, close coupled dual flush WC, radiator, extractor fan, vinyl floor covering. First Floor Landing PVCu double glazed window to front, radiator, fitted carpet, storage cupboard housing wall mounted gas boiler serving heating system and domestic hot water. door to: Main Bedroom 3.60m (11'10") x 3.21m (10'6") PVCu double glazed window to rear and side, radiator, fitted carpet, telephone point, TV point, central heating thermostat, sockets with USB ports, broadband connection point, access to insulated loft space door to: En-suite Fitted with three-piece suite comprising tiled shower enclosure with fitted mains shower and folding glass door. Pedestal hand wash basin with mixer tap, close couple dual flush WC, wall mounted vertical towel radiator, vinyl floor covering, ceiling spotlights, extractor fan, shaver point. Bedroom 2 3.47m (11'5") x 2.18m (7'2") PVCu double glazed window to front and side, radiator, fitted carpet. Bedroom 3 3.04m (10') x 2.23m (7'4") PVCu double glazed window to rear, radiator, fitted carpet. Family Bathroom Fitted with three-piece suite comprising deep panelled bath with independent shower over and glass screen, pedestal wash hand basin with mixer tap, close coupled dual flush WC, part ceramic tiled walls, extractor fan, shaver point, PVCu opaque double glazed window to side, wall mounted vertical towel radiator, vinyl floor covering, recessed ceiling spotlights. 🌳Outside The property is approached via a private driveway providing ample off-road parking for several vehicles. 🚗🚗The attractive open-plan frontage enjoys pleasant views across the neighbouring landscaped green space, creating an appealing sense of openness. 🌿 To the rear, the enclosed garden is bounded by timber panel fencing and offers a fantastic outdoor space for both relaxation and entertaining. Features include a lawned garden area, paved patio seating space, and a covered barbecue and entertaining area, perfect for enjoying time with family and friends throughout the year. 🍖 🍹 The detached single garage benefits from an up-and-over door, power and lighting connected, useful eaves storage, shelving and racking, together with a personal door providing convenient access directly into the rear garden. 🔧🏡 Directions: Leave our Church Street office and turn left at the traffic lights onto West End, once past the garage turn right onto Northons Lane, once past Chestnut Avenue turn right onto Tony Worth Close, follow this road where the property can be located at the top of the private cul-de-sac on the right hand side. For satellite navigation the property postal code is: PE12 7RU. EPC – B Council Tax Banding C - £2071.57 – South Holland District Council. 📋Agents Notes The property is subject to an estate management charge payable to Trust Green, currently understood to be £217.72 per annum (approximately £22.00 per calendar month). This charge contributes towards the maintenance and management of communal areas, including public open spaces, grass cutting, street lighting, surface water drainage infrastructure, and the main foul drainage system. Prospective purchasers should also be aware that a separate management company, Northons Lane Management Company Ltd, is in the process of being established to oversee the maintenance and management of the private sewage treatment system serving our property and 4 others. At the time of preparing these sales particulars, the level of any future charge has not been confirmed. Important Notice: The above information has been provided by the vendor and/or third parties and is believed to be correct at the time of publication. However, prospective purchasers must satisfy themselves as to the accuracy of all charges, responsibilities, services provided, and any future liabilities through their legal representative during the conveyancing process. Neither LetsGetYouMoving.co.uk Ltd nor its employees can guarantee the accuracy of this information, and it should not be relied upon as a statement of fact. Any buyer wishing to purchase a property will be required to complete a digital identification check and source of funds. This will incur an upfront fee of £46.80 (£39 + VAT) per applicant once an offer has been accepted. This is our company policy for AML (Anti Money Laundering regulations) as imposed by HMRC. ## Property Photos - ![Photo](/listings/photos/89298669/641162) - ![Photo](/listings/photos/89298669/641163) - ![Photo](/listings/photos/89298669/641164) - ![Photo](/listings/photos/89298669/641165) - ![Photo](/listings/photos/89298669/641166) - ![Photo](/listings/photos/89298669/641167) - ![Photo](/listings/photos/89298669/641168) - ![Photo](/listings/photos/89298669/641169) - ![Photo](/listings/photos/89298669/641170) - ![Photo](/listings/photos/89298669/641171) - ![Photo](/listings/photos/89298669/641172) - ![Photo](/listings/photos/89298669/641173) - ![Photo](/listings/photos/89298669/641174) - ![Photo](/listings/photos/89298669/641175) - ![Photo](/listings/photos/89298669/641179) - ![Photo](/listings/photos/89298669/641182) - ![Photo](/listings/photos/89298669/641185) - ![Photo](/listings/photos/89298669/641189) - ![Photo](/listings/photos/89298669/641190) - ![Photo](/listings/photos/89298669/641191) - ![Photo](/listings/photos/89298669/641192) - ![Photo](/listings/photos/89298669/641193) ## Floorplans - ![Floorplan 1](/listings/photos/89298669/641194) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/89298669/641195) - EPC 1 - ![EPC 2](/listings/photos/89298669/641196) - EPC 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 44 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £247,500 | 30/08/2024 | 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 | |---------|-------|------|------| | 52 CHESTNUT AVENUE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7NF | £100,000 | 30/01/2026 | Detached | | 39 OAKWOOD GLADE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JS | £237,495 | 11/08/2025 | Detached | | 36 OAKWOOD GLADE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JS | £227,995 | 30/06/2025 | Detached | | 41 OAKWOOD GLADE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JS | £237,495 | 26/06/2025 | Detached | | 44 OAKWOOD GLADE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JS | £227,995 | 26/06/2025 | Detached | | 14 HICKORY CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7QA | £380,000 | 13/06/2025 | Detached | | 2 STUKELEY GARDENS, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7ET | £205,000 | 08/12/2023 | Detached | | [Same street] 38 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £345,000 | 31/10/2023 | Detached | | 16 HICKORY CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7QA | £425,000 | 10/10/2023 | Detached | | [Same street] 32 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £191,000 | 29/09/2023 | Terraced | | 16 CHESTNUT AVENUE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7NE | £189,500 | 01/09/2023 | Detached | | 49 NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £201,500 | 19/07/2023 | Detached | | 39 SPALDING ROAD, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7HG | £310,000 | 16/12/2022 | Detached | | 48 FAIRFIELDS, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JE | £395,000 | 09/12/2022 | Detached | | [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 | | 5 PINE CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JR | £185,000 | 31/10/2022 | 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 | | 35 NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £410,000 | 02/09/2022 | Detached | | 78 SPALDING ROAD, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7HH | £333,000 | 12/08/2022 | Detached | | PADDOCK HOUSE NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £525,000 | 12/08/2022 | Detached | | 39 NORTHONS LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7PZ | £371,000 | 09/08/2022 | Detached | | 7 LITTLEBURY GARDENS, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7ES | £260,000 | 04/08/2022 | Detached | | 38 FAIRFIELDS, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7JE | £315,000 | 02/08/2022 | Detached | | 12 MANOR DRIVE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7LY | £290,000 | 29/07/2022 | Detached | | [Same street] 20 TONY WORTH CLOSE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7RU | £234,950 | 12/08/2021 | Detached | **Street average:** £217,406 (9 sales) **Area average:** £291,299 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £292,245 (97 Detached, PE12, 2024–2026) - **Deviation:** -14.5% ## Rental Range *ONS Price Index of Private Rents (South Holland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £684/mo - **Realistic:** £760/mo - **Optimistic:** £836/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lincolnshire Fens (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £733/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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Station Street, PE12 | £900/mo | 3 | 0.56 miles | OpenRent | | 3 Bed Semi-Detached House, Dahlia Crescent, PE12 | £1,000/mo | 3 | 0.61 miles | OpenRent | | 3 Bed Semi-Detached House, Farrow Avenue, PE12 | £950/mo | 3 | 0.67 miles | OpenRent | | 3 Bed Terraced House, Orchard House, PE12 | £900/mo | 3 | 0.98 miles | OpenRent | | 3 Bed Terraced House, Fleet Mews, PE12 | £850/mo | 3 | 1.01 miles | OpenRent | **Average rent: £920/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.36% (weak for cashflow) - **Max investor price (0.8%):** £112,500 - **Target investor price (1%):** £90,000 *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 £900/mo).* - **Gross yield:** 4.3% - **Cost-to-rent:** 23.1× - **Monthly cashflow:** £-200/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.3% *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:** £2,778/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.8% - **10y growth:** 41.2% ## House Price Index (HM Land Registry) *Official index for South Holland; Detached series; as of March 2026.* - **1y growth (index):** -0.5% - **5y growth (index):** 10.9% - **10y growth (index):** 33.8% ## 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)