Sold STC Semi-detached

SUNNYSIDE

MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE

3 beds 1 baths 872 sq ft Listed 31 Oct 2024 (-571d)

£90,000

Guide Price

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

## Property Details

| Key | Value |
|-----|-------|
| Address | SUNNYSIDE, MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE |
| Price | £90,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 81 m² |
| Last sold | £145,000 Jan 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Current heating cost:** £2,482/year
- **Est. upgrade cost to C:** £24,963

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£40)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2035-3029-4000-0606-9202)

## Description

A semi-detached house in need of refurbishment.

On a plot of approximately 0.23 acre, subject to survey ana semi-rural vilthe front & rear.

Having accommodation comprising: entrance hall, lounge/diner, kitchen, rear entrance and bathroom to ground floor.

Three bedrooms to first floor.

Outside the property stands in lawned gardens.

Council Tax Band: A

Tenure: Freehold

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/154447112/260161) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/154447112/260162) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SUNNYSIDE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £145,000 | 29/01/2021 | Semi-detached |
| SUNNYSIDE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £41,000 | 22/07/1998 | 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:** -47.3%

## 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:** 0.76% (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.*

## Price per Square Metre

- **£/m²:** £968/m²

## Capital growth trend

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

- **5y growth:** 15.2%
- **10y growth:** 40.6%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; Semi-detached series; as of February 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 21.1%
- **10y growth (index):** 50.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

81 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£145,000 Jan 2021

Price per m²

£968/m²

Local average

£170,702 (-47.3%)

Deprivation

Decile 2 (6,213 of 33,755)

Street crime

5 incidents within 1 mile (Mar 2026)

Key features

Being Sold via Secure Sale online bidding. Terms and Conditions apply.
Semi-detached house
Three bedrooms
In need of refurbishment
Lounge/diner & kitchen
Open view to front & rear

Additional details

Parking: Driveway
Garden: Yes

Description

A semi-detached house in need of refurbishment.

On a plot of approximately 0.23 acre, subject to survey ana semi-rural vilthe front & rear.

Having accommodation comprising: entrance hall, lounge/diner, kitchen, rear entrance and bathroom to ground floor.

Three bedrooms to first floor.

Outside the property stands in lawned gardens.

Council Tax Band: A
Tenure: Freehold

Listed by

Auction

Pattinson Estate Agents

Reference: 154447112

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 06/01/2025

Current heating cost: £2,482/year

Potential heating cost: £1,292/year

Est. upgrade cost to C: £24,963

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£40)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC

Price history

254% since 1998

Event	Date	Price	% change
Sold	29/01/2021 (5 years ago)	£145,000	+253.7%
Sold	22/07/1998 (27 years ago)	£41,000	—

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
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)

Capital growth trend

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

5y growth 15.2%

10y growth 40.6%

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

1y (index) 1.3%

5y (index) 21.1%

10y (index) 50.8%

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	2.2 miles
Train station	Thorpe Culvert	3.2 miles
Hospital	Skegness Hospital	6.9 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 0.76%

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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