Sold STC Bungalow

71 ASHBY ROAD

SPILSBY, LINCOLNSHIRE PE23 5DW

3 beds 1 baths 88 m² Listed 11 Aug 2025 (-345d)

£199,950

Reduced on 6 Oct 2025

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# 3 bedroom bungalow for sale (PE23 5DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 71 ASHBY ROAD, SPILSBY, LINCOLNSHIRE PE23 5DW |
| Price | £199,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £190,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 20/08/2035
- **Current heating cost:** £1,354/year
- **Est. upgrade cost to C:** £19,535

### Recommendations
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- F (£130 - £180)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-0993-0322-1524-3853)

## Description

***NO ONWARD CHAIN!***

71 Ashby Road is a spacious three bedroom bungalow, requiring a scheme of updating, set to an attractive position in the market town of Spilsby.

Enjoying gardens to the front and rear, driveway and car port parking, the property boasts a large Lounge-Diner; kitchen, shower room and three bedrooms.

## Property Photos

- ![Front](/listings/photos/165614711/1216829) - Front
- ![71 Ashby Meadows](/listings/photos/165614711/1216830) - 71 Ashby Meadows
- ![Living Room](/listings/photos/165614711/1216831) - Living Room
- ![Kitchen](/listings/photos/165614711/1216832) - Kitchen
- ![Kitchen](/listings/photos/165614711/1216833) - Kitchen
- ![Bedroom](/listings/photos/165614711/1216834) - Bedroom
- ![Shower Room](/listings/photos/165614711/1216835) - Shower Room
- ![Bedroom](/listings/photos/165614711/1216836) - Bedroom
- ![Bedroom](/listings/photos/165614711/1216837) - Bedroom
- ![Open Field to Rear](/listings/photos/165614711/1216838) - Open Field to Rear
- ![Front Elevation](/listings/photos/165614711/1216839) - Front Elevation
- ![Main Elevation](/listings/photos/165614711/1216840) - Main Elevation
- ![Garden](/listings/photos/165614711/1216841) - Garden
- ![Rear Elevation ](/listings/photos/165614711/1216842) - Rear Elevation

## Floorplans

- ![Floorplan 1](/listings/photos/165614711/1216843) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/165614711/1216844) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71 ASHBY ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DW | £190,000 | 06/03/2026 | 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 |
|---------|-------|------|------|
| 17 REYNARD STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JB | £200,000 | 04/03/2025 | Detached |
| 85 ASHBY ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DW | £176,000 | 06/09/2023 | Detached |
| 2 ASHBY MEADOWS, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DN | £265,000 | 04/10/2022 | Detached |
| 1A WOODLANDS AVENUE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EP | £180,000 | 01/09/2022 | Detached |
| 39 ASHBY MEADOWS, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DN | £217,500 | 28/01/2022 | Detached |
| 32 QUEEN STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JE | £375,000 | 16/09/2021 | Detached |

**Area average:** £235,583 (6 sales)

## Price vs local average

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

- **Local average:** £309,803 (27 Detached, PE23, 2024–2026)
- **Deviation:** -35.5%

## Rental Range

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

- **Low:** £625/mo
- **Realistic:** £694/mo
- **Optimistic:** £763/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:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £86,750
- **Target investor price (1%):** £69,400

*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.*

## Price per Square Metre

- **£/m²:** £2,272/m²

## Capital growth trend

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

- **5y growth:** 7.8%
- **10y growth:** 49.2%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; Detached series; as of April 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 16.8%
- **10y growth (index):** 43.7%

## 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)

Front 71 Ashby Meadows Living Room Kitchen Kitchen Bedroom Shower Room Bedroom Bedroom Open Field to Rear Front Elevation Main Elevation Garden Rear Elevation

/ 14

Property details

Tenure

FREEHOLD

Floor area

88 m²

Council tax band

EPC rating

Last sold

£190,000 Mar 2026

Price per m²

£2,272/m²

Local average

£309,803 (-35.5%)

Deprivation

Decile 4 (11,756 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

NO ONWARD CHAIN!!
Spacious Three Bedroom Bungalow
Attractive Position
Gardens to Front and Rear
Driveway and Carport Parking

Additional details

Parking: Yes
Garden: Yes

Description

*NO ONWARD CHAIN!*

71 Ashby Road is a spacious three bedroom bungalow, requiring a scheme of updating, set to an attractive position in the market town of Spilsby.

Enjoying gardens to the front and rear, driveway and car port parking, the property boasts a large Lounge-Diner; kitchen, shower room and three bedrooms.

Listed by

Horncastle

Robert Bell & Company

Reference: 165614711

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 21/08/2025

Expiry date: 20/08/2035

Current heating cost: £1,354/year

Potential heating cost: £918/year

Est. upgrade cost to C: £19,535

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Add additional 80 mm jacket to hot water cylinder (£20 - £40)
Hot water cylinder thermostat (£130 - £180)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	06/03/2026 (4 months ago)	£190,000	—

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
17 REYNARD STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JB	£200,000	04/03/2025	Detached
85 ASHBY ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DW	£176,000	06/09/2023	Detached
2 ASHBY MEADOWS, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DN	£265,000	04/10/2022	Detached
1A WOODLANDS AVENUE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5EP	£180,000	01/09/2022	Detached
39 ASHBY MEADOWS, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5DN	£217,500	28/01/2022	Detached
32 QUEEN STREET, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5JE	£375,000	16/09/2021	Detached

Area average: £235,583 (6 sales)

Capital growth trend

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

5y growth 7.8%

10y growth 49.2%

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

1y (index) 2.7%

5y (index) 16.8%

10y (index) 43.7%

Rental Range

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

Low £625/mo

Realistic £694/mo

Optimistic £763/mo

Based on Local Authority from postcode lookup → East Lindsey.

LHA (30th percentile) floor for Wolds and Coast: £598/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE23 5DW

Nearby

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

Type	Name	Distance
Shop	The Original Factory Shop	0.2 miles
Shop	Four Seasons	0.2 miles
Bus stop	Interchange Shelter	0.2 miles
Bus stop	High School	0.2 miles
Train station	Thorpe Culvert	5.6 miles
Train station	Wainfleet	7.5 miles
Hospital	Horncastle War Memorial Hospital	9.1 miles
Hospital	Skegness Hospital	10.0 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 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
Spilsby Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
King Edward VI Academy	Secondary	0.2 miles	Good — 5 Mar 2023
Woodlands Academy	Other	0.4 miles	Good — 21 May 2024
The Eresby School, Spilsby	Other	0.5 miles	Outstanding — 27 Feb 2013
Halton Holegate CofE Primary School	Primary	1.3 miles	Good — 21 Mar 2024

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.35%

Max investor price (0.8%) £86,750

Target investor price (1%) £69,400

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).