# 2 bedroom semi-detached house for sale (PE22 8SE) ## Property Details | Key | Value | |-----|-------| | Address | ALANDALE, MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE | | Price | £129,950 | | Bedrooms | 2 | | Last sold | £122,000 Nov 2007 | ## Description A wonderful semi detached property that could benefit from modernisation. Large rooms internally and masses of original character give this property a real feel for country living. Ideal for the first time buyer, or developer looking for a starter project, this property has been a much loved family home for many years. With outbuildings and a large mature garden to the rear, there is also lots of future potential to extension etc. A property where photos do not do justice, an internal inspection is needed to really feel the character. ENTRANCE Shingle driveway to parking and entrance door. Mature trees and shrubs to front garden. Mainly laid to lawn. ENTRANCE DOOR Entrance to lobby. Door to lounge and stairs to first floor. LOUNGE/REAR DINER 6.84m(22'5'') x 3.89m(12'9'') + recess Two sash style windows to front and window to side and rear. Solid fuel fireplace with tiled and stone surround. Doors to kitchen and understairs pantry. Storage to side of chimney with traditional units. Textured ceiling. Beam to centre of room. UNDERSTAIRS PANTRY Various storage. KITCHEN Various units to waist level. Space for electric cooker and oven. Display cabinets to side. Space for fridge freezer. Single sink drainer. Window to side. Rear access door with obscure glazing. FIRST FLOOR LANDING Window to side. Doors to bedrooms and bathroom. Loft access. MASTER BEDROOM 3.89m(12'9'') x 2.92m(9'7'') + recess Window to front. Picture rail. Walk in wardrobe area to side. SECOND BEDROOM 3.81m(12'6'') x 2.61m(8'7'') Airing cupboard. Window to rear. Picture rail. BATHROOM 2.21m(7'3'') x 2.63m(8'8'') Three piece suite. Obscured window to rear. REAR GARDEN Mature gardens. Large in size with multiple areas. Various storage and outbuildings. Mature shrubs and trees surround. A must view to truly appreciate the potential. Outbuildings include washhouse with plumbing and outside wc. COMPILED BY.... Brochure compiled by James Coates If you have any concerns or questions regarding this property please contact him on 01754 882333. CONTACT US Contact Estate Agents Lincolnshire in these ways Email homes@estateagentslincolnshire.co.uk Web www.estateagentslincolnshire.co.uk Phone 01754 882333 Fax 01754 881677 Also contact Surveyors Lincolnshire for any survey needs you may have in regard to your future purchase on 01754 881671 LOCAL AUTHORITY & SERVICES East Lindsey District Council, Tedder Hall, Manby Park, Louth Lincolnshire. LN11 8UP Tel 01507 601111. Mains electricity and water are connected. VIEWING ARRANGEMENTS By accompanied appointment only. To be arranged through Estate Agents Lincolnshire. 01754 882333. THIS DOCUMENT.... These details are availiable in large or small print style. A small print booklet comes as standard. If you require larger print please request at the time of ordering your particulars. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property. ## Property Photos - ![Front](/listings/photos/17195729/260154) - Front ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ALANDALE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £122,000 | 23/11/2007 | 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 | |---------|-------|------|------| | 12 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF | £192,500 | 24/11/2023 | Semi-detached | | SUNSET MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £235,000 | 17/11/2023 | Semi-detached | | SUNRISE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £252,500 | 17/10/2023 | Semi-detached | | LAZY WOOD EAUDYKE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NL | £180,000 | 12/10/2023 | Semi-detached | | 5 COLE LANE, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EU | £240,000 | 30/08/2023 | Semi-detached | | [Same street] SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £370,000 | 28/06/2023 | Detached | | FIELDVIEW BURGH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NU | £199,000 | 22/06/2023 | Semi-detached | | 46 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 20/06/2023 | Semi-detached | | CHERRY TREE COTTAGE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AY | £125,000 | 31/03/2023 | Semi-detached | | GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ | £200,000 | 23/12/2022 | Semi-detached | | 5 MARY LOVELL WAY, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BF | £160,000 | 18/11/2022 | Semi-detached | | 2 HOBHOLE BANK, NEW LEAKE, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8JJ | £237,500 | 16/11/2022 | Semi-detached | | STATION COTTAGE 5 MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EE | £270,000 | 15/11/2022 | Semi-detached | | 10 LANCASTER CLOSE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BB | £150,000 | 10/10/2022 | Semi-detached | | 30 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £199,950 | 27/01/2022 | Semi-detached | | 32 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £199,950 | 26/01/2022 | Semi-detached | | 40 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 16/12/2021 | Semi-detached | | GROOMS COTTAGE MIDVILLE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8HQ | £200,000 | 09/12/2021 | Semi-detached | | 38 STICKNEY MEADOWS, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AF | £180,000 | 29/11/2021 | Semi-detached | | THE NOOK LOW ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8NQ | £370,000 | 20/10/2021 | Semi-detached | | [Same street] MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £395,800 | 17/08/2021 | Detached | | 4 WRIGHTS LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RW | £130,000 | 13/08/2021 | Semi-detached | **Street average:** £382,900 (2 sales) **Area average:** £204,070 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £170,702 (12 Semi-detached, PE22, 2024–2026) - **Deviation:** -23.9% ## 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):** £623/mo ## 1% Rule - **Rent ratio:** 0.53% (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:** 26.6% - **10y growth:** 48.3% ## House Price Index (HM Land Registry) *Official index for East Lindsey; Semi-detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 20.1% - **10y growth (index):** 51.5% ## 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)