Sold STC Detached

64 PILLEYS LANE

BOSTON, LINCOLNSHIRE PE21 9RB

2 beds 1 baths 79 m² Listed 12 Nov 2024 (-567d)

£289,950

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# 2 bedroom detached bungalow for sale (PE21 9RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 64 PILLEYS LANE, BOSTON, LINCOLNSHIRE PE21 9RB |
| Price | £289,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £285,000 Sep 2025 |

## Description

A detached bungalow on a good sized plot of approximately 0.18 acre, subject to survey, in a sought after location and with an open view to the rear. Having well presented accommodation comprising: entrance hall, lounge, dining kitchen, conservatory, two bedrooms, shower room and separate WC. Outside the property has a lawned front garden, a driveway providing off-road parking, a garage and an enclosed rear garden. The property benefits from gas central heating and double glazing.

EPC rating: D. Tenure: Freehold,

## Property Photos

- ![Photo](/listings/photos/154887341/289367)
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## Floorplans

- ![Floorplan](/listings/photos/154887341/289395) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/154887341/289396) - EPC Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £285,000 | 08/09/2025 | Detached |
| 64 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £241,000 | 14/03/2022 | 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 |
|---------|-------|------|------|
| 37 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA | £280,000 | 18/11/2025 | Detached |
| [Same street] 82 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £215,000 | 12/06/2023 | Detached |
| [Same street] 62 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £326,500 | 12/01/2023 | Detached |
| 19 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA | £530,000 | 17/10/2022 | Detached |
| WHITE GABLES, 75 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA | £467,000 | 30/08/2022 | Detached |
| [Same street] 30 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £430,000 | 29/09/2021 | Detached |
| [Same street] 8 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB | £320,000 | 13/09/2021 | Detached |

**Street average:** £322,875 (4 sales)
**Area average:** £425,667 (3 sales)

## Price vs local average

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

- **Local average:** £257,816 (60 Detached, PE21, 2024–2026)
- **Deviation:** +12.5%

## Rental Range

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

- **Low:** £715/mo
- **Realistic:** £794/mo
- **Optimistic:** £873/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:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £99,250
- **Target investor price (1%):** £79,400

*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.*

## Capital growth trend

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

- **5y growth:** 7.7%
- **10y growth:** 45.3%

## House Price Index (HM Land Registry)

*Official index for Boston; Detached series; as of February 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 15.2%
- **10y growth (index):** 36.5%

## 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

Tenure

FREEHOLD

Floor area

79 m²

Council tax band

Last sold

£285,000 Sep 2025

Local average

£257,816 (+12.5%)

Deprivation

Decile 8 (26,463 of 33,755)

Street crime

26 incidents within 1 mile (Mar 2026)

Key features

Detached bungalow
Two bedrooms
Lounge & dining kitchen
Conservatory
Shower room & separate WC
Driveway, garage & enclosed rear garden
Plot approx. 0.18 acre (STS)
Open view to rear

Additional details

Heating: Gas central
Parking: Garage
Garden: Private garden
Listed property: No

Description

Listed by

Boston

The Property Franchise Group

Reference: 154887341

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Certificate

Price history

18% since 2022

Event	Date	Price	% change
Sold	08/09/2025 (8 months ago)	£285,000	+18.3%
Sold	14/03/2022 (4 years ago)	£241,000	—

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
37 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA	£280,000	18/11/2025	Detached
Same street 82 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB	£215,000	12/06/2023	Detached
Same street 62 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB	£326,500	12/01/2023	Detached
19 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA	£530,000	17/10/2022	Detached
WHITE GABLES, 75 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RA	£467,000	30/08/2022	Detached
Same street 30 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB	£430,000	29/09/2021	Detached
Same street 8 PILLEYS LANE, BOSTON, LINCOLNSHIRE, PE21 9RB	£320,000	13/09/2021	Detached

Street average: £322,875 (4 sales)

Area average: £425,667 (3 sales)

Capital growth trend

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

5y growth 7.7%

10y growth 45.3%

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

1y (index) 3.9%

5y (index) 15.2%

10y (index) 36.5%

Rental Range

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

Low £715/mo

Realistic £794/mo

Optimistic £873/mo

Based on Local Authority from postcode lookup → Boston.

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 PE21 9RB

Nearby

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

Type	Name	Distance
Bus stop	Cowbridge Inn	0.5 miles
Hospital	Pilgrim Hospital	0.5 miles
Shop	Perminant Make Up Academy	1.0 miles
Shop	MKM Building Supplies Boston	1.0 miles
Train station	Boston	1.6 miles
Train station	Hubberts Bridge	4.3 miles

Street-level crime

Category	Count
Violence and sexual offences	12
Anti-social behaviour	6
Public order	4
Criminal damage and arson	2
Bicycle theft	1
Burglary	1
Total incidents	26

Within 1 mile during Mar 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
Boston High School	Secondary	0.7 miles	Good — 25 Feb 2015
Haven High Academy	Secondary	1.0 miles	Inadequate — 10 Nov 2024
Saint Mary's RC Primary Academy	Primary	1.1 miles	Good — 23 Apr 2012
Boston Endeavour Academy	Other	1.1 miles	Good — 25 Mar 2013
Park Academy	Primary	1.1 miles	Good — 16 Jun 2020

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.27%

Max investor price (0.8%) £99,250

Target investor price (1%) £79,400

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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