Sold STC Terraced

45 EASTGATE

BOURNE, LINCOLNSHIRE PE10 9JY

3 beds 1 baths 1,324 sq ft Listed 7 Apr 2025 (-434d)

£240,000

Offers in Excess of

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# 3 bedroom terraced house for sale (PE10 9JY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 EASTGATE, BOURNE, LINCOLNSHIRE PE10 9JY |
| Price | £240,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: before 1900 |
| Floor area | 123 m² |
| Last sold | £250,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 16/03/2028
- **Current heating cost:** £1,183/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- O (£3,300 - £6,500)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8138-7627-2260-8463-2992)

## Description

***PERIOD PROPERTY STEEPED IN HISTORY*** Rosedale are delighted to bring to the market this Grade 2 listed property dating back to the 1800's situated within Bourne's oldest residential area. This once Tannery has been completely converted into a wonderful spacious family home and was one of Bourne's most prestigious workshops. Located within easy access to Bourne town centre and local amenities, this property offers great flexible accommodation and a wealth of original beams and history. The property is split over three floors with the entrance hall leading to an open plan refitted kitchen/diner, bifold doors opening to the garden and an under stairs cloakroom. The first floor landing has bedroom three and a magnificent lounge. The second landing has bedroom one and two with the main refitted four piece family bathroom. There is a fully enclosed rear garden with allocated parking to the rear. To fully appreciate this outstanding property, viewings are highly recommended. EPC Energy Rating D/Council Tax Band B.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/160352012/432762) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/160352012/432763) - EPC 1
- ![EPC 2](/listings/photos/160352012/432765) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £250,000 | 27/10/2025 | Terraced |
| 45 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £220,000 | 06/04/2018 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW | £152,000 | 27/10/2023 | Terraced |
| [Same street] 54 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £275,000 | 13/10/2023 | Terraced |
| [Same street] 56 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £285,000 | 06/10/2023 | Terraced |
| 49 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW | £230,000 | 06/10/2023 | Terraced |
| [Same street] 35 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £120,000 | 03/10/2023 | Terraced |
| 24 VICTORIA PLACE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LJ | £153,500 | 17/11/2022 | Terraced |
| 8 SHELSLEY WALSH RISE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GU | £173,995 | 27/05/2022 | Terraced |
| 15 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB | £220,000 | 29/04/2022 | Terraced |
| 30 WENDOVER MEWS, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LW | £155,000 | 29/04/2022 | Terraced |
| 28 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB | £162,500 | 29/04/2022 | Terraced |
| 25 WENDOVER MEWS, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LW | £126,000 | 08/12/2021 | Terraced |
| [Same street] 59 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £155,000 | 18/11/2021 | Terraced |
| 9 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB | £187,650 | 08/10/2021 | Terraced |
| 38 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW | £180,000 | 30/09/2021 | Terraced |
| 9 SILVERSTONE ROAD, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GT | £189,500 | 17/09/2021 | Terraced |
| 12 POTTERS CLOSE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9NT | £135,000 | 17/09/2021 | Terraced |
| [Same street] 73 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY | £138,000 | 27/08/2021 | Semi-detached |
| 10 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW | £178,000 | 30/07/2021 | Terraced |

**Street average:** £194,600 (5 sales)
**Area average:** £172,550 (13 sales)

## Price vs local average

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

- **Local average:** £200,993 (15 Terraced, PE10, 2024–2026)
- **Deviation:** +19.4%

## Rental Range

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

- **Low:** £753/mo
- **Realistic:** £837/mo
- **Optimistic:** £921/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/mo

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £104,625
- **Target investor price (1%):** £83,700

*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.*

## Price per Square Metre

- **£/m²:** £1,951/m²

## Capital growth trend

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

- **5y growth:** 12.4%
- **10y growth:** 27.5%

## House Price Index (HM Land Registry)

*Official index for South Kesteven; Terraced series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 13.3%
- **10y growth (index):** 45.9%

## 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

123 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£250,000 Oct 2025

Price per m²

£1,951/m²

Local average

£200,993 (+19.4%)

Deprivation

Decile 4 (12,961 of 33,755)

Street crime

81 incidents within 1 mile (Apr 2026)

Key features

GRADE 2 LISTED PROPERTY
ORIGINALLY A TANNERY
SPLIT OVER THREE FLOORS
ONE OF THE OLDEST AREAS OF BOURNE
MODERNISED THROUGHOUT
REFITTED KITCHEN/DINER
REFITTED FOUR PIECE BATHROOM
THREE BEDROOMS - TWO DOUBLE ROOMS
EPC ENERGY RATING D - COUNCIL TAX BAND B

Additional details

Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

*PERIOD PROPERTY STEEPED IN HISTORY* Rosedale are delighted to bring to the market this Grade 2 listed property dating back to the 1800's situated within Bourne's oldest residential area. This once Tannery has been completely converted into a wonderful spacious family home and was one of Bourne's most prestigious workshops. Located within easy access to Bourne town centre and local amenities, this property offers great flexible accommodation and a wealth of original beams and history. The property is split over three floors with the entrance hall leading to an open plan refitted kitchen/diner, bifold doors opening to the garden and an under stairs cloakroom. The first floor landing has bedroom three and a magnificent lounge. The second landing has bedroom one and two with the main refitted four piece family bathroom. There is a fully enclosed rear garden with allocated parking to the rear. To fully appreciate this outstanding property, viewings are highly recommended. EPC Energy Rating D/Council Tax Band B.

Listed by

Bourne

Rosedale Property Agents

Reference: 160352012

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 17/03/2018

Expiry date: 16/03/2028

Current heating cost: £1,183/year

Potential heating cost: £531/year

Est. upgrade cost to C: £23,500

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC 2

Price history

14% since 2018

Event	Date	Price	% change
Sold	27/10/2025 (7 months ago)	£250,000	+13.6%
Sold	06/04/2018 (8 years ago)	£220,000	—

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
6 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW	£152,000	27/10/2023	Terraced
Same street 54 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY	£275,000	13/10/2023	Terraced
Same street 56 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY	£285,000	06/10/2023	Terraced
49 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW	£230,000	06/10/2023	Terraced
Same street 35 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY	£120,000	03/10/2023	Terraced
24 VICTORIA PLACE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LJ	£153,500	17/11/2022	Terraced
8 SHELSLEY WALSH RISE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GU	£173,995	27/05/2022	Terraced
15 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB	£220,000	29/04/2022	Terraced
30 WENDOVER MEWS, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LW	£155,000	29/04/2022	Terraced
28 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB	£162,500	29/04/2022	Terraced
25 WENDOVER MEWS, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LW	£126,000	08/12/2021	Terraced
Same street 59 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY	£155,000	18/11/2021	Terraced
9 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9LB	£187,650	08/10/2021	Terraced
38 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW	£180,000	30/09/2021	Terraced
9 SILVERSTONE ROAD, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GT	£189,500	17/09/2021	Terraced
12 POTTERS CLOSE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9NT	£135,000	17/09/2021	Terraced
Same street 73 EASTGATE, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9JY	£138,000	27/08/2021	Semi-detached
10 BROOKLANDS WAY, BOURNE, SOUTH KESTEVEN, LINCOLNSHIRE, PE10 9GW	£178,000	30/07/2021	Terraced

Street average: £194,600 (5 sales)

Area average: £172,550 (13 sales)

Capital growth trend

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

5y growth 12.4%

10y growth 27.5%

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

1y (index) -0.5%

5y (index) 13.3%

10y (index) 45.9%

Rental Range

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

Low £753/mo

Realistic £837/mo

Optimistic £921/mo

Based on Local Authority from postcode lookup → South Kesteven.

LHA (30th percentile) floor for Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE10 9JY

Nearby

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

Type	Name	Distance
Bus stop	East Gate	0.1 miles
Shop	Cherry Holt Mobility	0.1 miles
Shop	Branch Bros	0.1 miles
Train station	Spalding	8.8 miles
University	Boston College Spalding	9.0 miles
Hospital	Johnson Community Hospital	9.3 miles
Train station	Stamford	9.5 miles

Street-level crime

Category	Count
Violence and sexual offences	31
Anti-social behaviour	16
Shoplifting	13
Public order	6
Other theft	5
Burglary	2
Vehicle crime	2
Bicycle theft	1
Criminal damage and arson	1
Drugs	1
Other crime	1
Possession of weapons	1
Robbery	1
Total incidents	81

Within 1 mile during Apr 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
Bourne Abbey Church of England Primary Academy	Primary	0.3 miles	Good — 30 Sep 2021
Willoughby Academy	Other	0.4 miles	Good — 5 Nov 2012
Bourne Grammar School	Secondary	0.5 miles	Good — 4 Dec 2022
Bourne Academy	Secondary	0.6 miles	Good — 10 Jun 2013
Bourne Elsea Park Church of England Primary Academy	Primary	0.7 miles	Good — 7 Jun 2017

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.35%

Max investor price (0.8%) £104,625

Target investor price (1%) £83,700

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).