# 3 bedroom cottage for sale (PE12 0NT) ## Property Details | Key | Value | |-----|-------| | Address | 31 WEST DROVE NORTH, SPALDING, GEDNEY HILL, LINCOLNSHIRE PE12 0NT | | Price | £235,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 82 m² | | Last sold | £260,000 Feb 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** A - **Expiry date:** 19/12/2028 - **Current heating cost:** £681/year ### Recommendations - A (350) - Q (14,000) - W1 (1,200) - G (450) - I (3,000) - N (6,000) - U (8,000) - V2 (25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9167-2820-7725-9028-9325) ## Description Deceptively spacious and versatile cottage style accommodation throughout. This property is located in the popular Lincolnshire village location of Gedney Hill, approximately 7 miles east from Crowland. Sitting on an approximately 1 acre plot in total, with field and paddock views to the rear. The vast outside areas comprise of a timber shed and a summerhouse (currently used as a games room), stable block comprising two stables plus a storage-tac room, large poly tunnel enclosure with chickens for anyone keen to live “the Good Life” experience. There is also a grassed paddock area (approx. 1/3 acre). Accommodation comprises entrance porch, kitchen with oven range and LPG gas hob (included in sale), living room with a log burning stove, conservatory-dining room, boiler room and shower room. First floor comprises a landing and three bedrooms. Early viewing advised. **Porch** - Window to side, window to rear, door to: **Inner Hallway** - Open plan, doors to kitchen/breakfast room and living room. **Kitchen/Breakfast Room** - 4.21m x 2.85m (13'10" x 9'4") - Window to rear, window to side. Fitted with a matching range of base and eye level units with worktop space over, sink unit with single drainer and mixer tap, plumbing for washing machine, space for fridge/freezer, fitted electric oven, gas hob with extractor hood over, radiator. **Living Room** - 4.21m x 3.46m (13'10" x 11'4") - Window to front. Fireplace with wood burner stove, radiator, laminate flooring, doors to inner hallway and conservatory. **Conservatory** - Two windows to rear, two windows to side, radiator, double doors to garden. **Inner Hallway** - Doors to boiler room and shower room. **Shower Room** - Window to rear, fitted with a three piece suite comprising of shower cubicle, close coupled w.c. and pedestal wash hand basin. Heated towel rail, tiled splashbacks. **Boiler Room** - Window to rear. Door to side. **Landing** - Doors to bedroom two and inner landing. **Inner Landing** - Doors to bedrooms one and three. **Bedroom One** - 3.04m x 3.46m (10'0" x 11'4") - uPVC double glazed window to rear, built-in wardrobe, radiator, laminate flooring. **Bedroom Two** - 4.07m x 2.85m (13'4" x 9'4") - uPVC double glazed window to side, radiator, laminate flooring. **Bedroom Three** - 2.50m x 3.11m (8'2" x 10'2") - uPVC double glazed window to rear, radiator. **Outside** - Open plan rear garden backing onto open fields and countryside. Garden shed, timber summerhouse, stables and oil tank. Driveway to the side providing parking space for four cars. **Epc** - Energy Efficiency Rating E **Draft Details Awaiting Vendor Approval** - ## Property Photos - ![front.jpg](/listings/photos/112770020/426494) - front.jpg - ![Kitchen.jpg](/listings/photos/112770020/426495) - Kitchen.jpg - ![Living room.jpg](/listings/photos/112770020/426496) - Living room.jpg - ![side elevation.jpg](/listings/photos/112770020/426497) - side elevation.jpg - ![paddock area.jpg](/listings/photos/112770020/426498) - paddock area.jpg - ![cons - dining area.jpg](/listings/photos/112770020/426499) - cons - dining area.jpg - ![bed 2.jpg](/listings/photos/112770020/426500) - bed 2.jpg - ![stables.jpg](/listings/photos/112770020/426501) - stables.jpg - ![garden 3.jpg](/listings/photos/112770020/426504) - garden 3.jpg - ![bed 1.jpg](/listings/photos/112770020/426506) - bed 1.jpg - ![Poly tunnel.jpg](/listings/photos/112770020/426508) - Poly tunnel.jpg - ![games shed.jpg](/listings/photos/112770020/426510) - games shed.jpg - ![bed 3.jpg](/listings/photos/112770020/426512) - bed 3.jpg - ![shower room.jpg](/listings/photos/112770020/426514) - shower room.jpg - ![views.jpg](/listings/photos/112770020/426517) - views.jpg ## Floorplans - ![FLOORPLAN.jpg](/listings/photos/112770020/426519) - FLOORPLAN.jpg ## EPC Graphs - ![EE Rating](/listings/photos/112770020/426521) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #15177411 - **Address:** 31 West Drove North, Gedney Hill, PE12 0NT - **Certificate Issued:** 01/05/2022 - **Work Completed:** 20/04/2022 - **Items:** 6 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 31 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £260,000 | 04/02/2022 | Semi-detached | | 31 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £195,000 | 10/05/2019 | Semi-detached | | 31 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £58,000 | 06/09/1999 | 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 | |---------|-------|------|------| | 82 NORTH ROAD, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NS | £160,000 | 06/10/2023 | Detached | | [Same street] 90 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £192,500 | 24/05/2023 | Semi-detached | | [Same street] 78 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £235,000 | 20/06/2022 | Semi-detached | | [Same street] 53 WEST DROVE NORTH, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0NT | £699,995 | 29/06/2021 | Detached | **Street average:** £375,832 (3 sales) **Area average:** £160,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £292,245 (97 Detached, PE12, 2024–2026) - **Deviation:** -19.6% ## 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 ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £95,000 - **Target investor price (1%):** £76,000 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,866/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.2% - **10y growth:** 37.3% ## 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)