Sold STC Detached

Toft Farm

MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE

3 beds 1 baths Listed 24 May 2016 (-3662d)

£160,000

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# 3 bedroom detached house for sale (PE22 8SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | TOFT FARM, MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE |
| Price | £160,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £146,500 Dec 2016 |

## Description

This detached former farmhouse is situated set back from the main road with good sized gardens and has the benefit of 3 bedrooms and 2 reception rooms, oil fired central heating & Upvc double glazing.  The property is for sale with no onward chain.

## Property Photos

- ![Photo 1](/listings/photos/42056541/260127) - Photo 1
- ![Photo 8](/listings/photos/42056541/260131) - Photo 8
- ![Photo 3](/listings/photos/42056541/260134) - Photo 3
- ![Photo 5](/listings/photos/42056541/260136) - Photo 5
- ![Photo 6](/listings/photos/42056541/260138) - Photo 6
- ![Photo 7](/listings/photos/42056541/260141) - Photo 7
- ![Photo 4](/listings/photos/42056541/260143) - Photo 4
- ![Photo 2](/listings/photos/42056541/260145) - Photo 2

## Floorplans

- ![Floorplan 1](/listings/photos/42056541/260147) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/42056541/260149) - Energy Perform...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TOFT FARM MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £146,500 | 20/12/2016 | 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 |
|---------|-------|------|------|
| FANTHORPE HOUSE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EP | £325,000 | 18/12/2025 | Detached |
| WISTERIA CHURCH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RD | £230,000 | 15/12/2025 | Detached |
| PANTILES 1 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RN | £307,000 | 11/12/2025 | Detached |
| WELLINGTON HOUSE FOLD HILL, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RG | £360,000 | 09/12/2025 | Detached |
| CONISTON HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DG | £170,000 | 02/12/2025 | Detached |
| WHITE HOUSE FARM LOW LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8QR | £11,821,327 | 24/11/2025 | Detached |
| MILLWAY 2 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RH | £225,000 | 24/11/2025 | Detached |
| 60 HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ | £320,000 | 07/11/2025 | Detached |
| GREEN HEDGES WEST FEN LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BD | £368,000 | 06/10/2025 | Detached |
| ROSEWOOD HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ | £190,000 | 08/08/2025 | Detached |
| BEDFORD COTTAGE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EN | £290,000 | 28/07/2025 | Detached |
| 12 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD | £359,545 | 28/07/2025 | Detached |
| 42 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ | £170,000 | 08/07/2025 | Detached |
| 7 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD | £265,000 | 03/06/2025 | Detached |
| ASHDOWN HALL LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BA | £287,000 | 25/04/2025 | Detached |
| WOODSIDE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £225,000 | 28/02/2025 | Detached |
| SWAN HOLME PINFOLD LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AN | £220,000 | 08/12/2023 | Detached |
| 59 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ | £77,400 | 10/11/2023 | Detached |
| FOLLY LANE CORNER FOLLY LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BL | £145,000 | 31/10/2023 | Detached |
| BRAMLEY HEDGE CUL DE SAC, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EY | £284,000 | 20/10/2023 | Detached |
| [Same street] SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £370,000 | 28/06/2023 | Detached |
| [Same street] MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £395,800 | 17/08/2021 | Detached |

**Street average:** £382,900 (2 sales)
**Area average:** £831,964 (20 sales)

## Price vs local average

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

- **Local average:** £563,691 (40 Detached, PE22, 2024–2026)
- **Deviation:** -71.6%

## 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):** £733/mo

## 1% Rule

- **Rent ratio:** 0.43% (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.*

## Capital growth trend

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

- **5y growth:** 146.6%
- **10y growth:** 235.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.8%
- **5y growth (index):** 18.3%
- **10y growth (index):** 48.3%

## 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

Last sold

£146,500 Dec 2016

Local average

£563,691 (-71.6%)

Deprivation

Decile 2 (6,213 of 33,755)

Street crime

5 incidents within 1 mile (Mar 2026)

Key features

Detached farm house
3 Bedrooms
Living room, sitting room, kitchen
Good sized garden
Brick built store shed
Oil fired central heating & Upvc double glazing
NO CHAIN
EPC Rating: E

Additional details

Garden: Yes

Description

Listed by

Skegness

Willsons Chartered Surveyors

Reference: 42056541

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

EPC Graphs

Energy Perform...

Price history

Event	Date	Price	% change
Sold	20/12/2016 (9 years ago)	£146,500	—

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
FANTHORPE HOUSE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EP	£325,000	18/12/2025	Detached
WISTERIA CHURCH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RD	£230,000	15/12/2025	Detached
PANTILES 1 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RN	£307,000	11/12/2025	Detached
WELLINGTON HOUSE FOLD HILL, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RG	£360,000	09/12/2025	Detached
CONISTON HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DG	£170,000	02/12/2025	Detached
WHITE HOUSE FARM LOW LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8QR	£11,821,327	24/11/2025	Detached
MILLWAY 2 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RH	£225,000	24/11/2025	Detached
60 HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ	£320,000	07/11/2025	Detached
GREEN HEDGES WEST FEN LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BD	£368,000	06/10/2025	Detached
ROSEWOOD HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ	£190,000	08/08/2025	Detached
BEDFORD COTTAGE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EN	£290,000	28/07/2025	Detached
12 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD	£359,545	28/07/2025	Detached
42 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ	£170,000	08/07/2025	Detached
7 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD	£265,000	03/06/2025	Detached
ASHDOWN HALL LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BA	£287,000	25/04/2025	Detached
WOODSIDE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA	£225,000	28/02/2025	Detached
SWAN HOLME PINFOLD LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AN	£220,000	08/12/2023	Detached
59 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ	£77,400	10/11/2023	Detached
FOLLY LANE CORNER FOLLY LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BL	£145,000	31/10/2023	Detached
BRAMLEY HEDGE CUL DE SAC, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EY	£284,000	20/10/2023	Detached
Same street SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE	£370,000	28/06/2023	Detached
Same street MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE	£395,800	17/08/2021	Detached

Street average: £382,900 (2 sales)

Area average: £831,964 (20 sales)

Capital growth trend

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

5y growth 146.6%

10y growth 235.8%

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

1y (index) 0.8%

5y (index) 18.3%

10y (index) 48.3%

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: £733/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	Corton Miller	0.7 miles
Shop	Parkfresh Vegetables (Supplies) Ltd	1.3 miles
Train station	Wainfleet	2.1 miles
Train station	Thorpe Culvert	3.2 miles
Hospital	Skegness Hospital	6.8 miles
Hospital	Pilgrim Hospital	11.0 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Criminal damage and arson	1
Other theft	1
Public order	1
Violence and sexual offences	1
Total incidents	5

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
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

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.43%

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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