Sold STC Detached

9 HUNTSMAN CLOSE

BOSTON, FISHTOFT, LINCOLNSHIRE PE21 0BQ

3 beds 1 baths 111 m² Listed 17 Nov 2025 (-300d)

£245,000

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# 3 bedroom detached bungalow for sale (PE21 0BQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 HUNTSMAN CLOSE, BOSTON, FISHTOFT, LINCOLNSHIRE PE21 0BQ |
| Price | £245,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £243,000 May 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/11/2035
- **Current heating cost:** £1,115/year
- **Est. upgrade cost to C:** £18,135

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- E (£540 - £630)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9078-3956-0209-6485-5204)

## Description

A large detached bungalow situated in a popular cul-de-sac location, being offered for sale with NO ONWARD CHAIN. The property is well presented throughout and benefits from triple glazed windows (excluding the conservatory) and gas central heating. Accommodation comprises an entrance hall, utility room, kitchen, lounge, conservatory, three double bedrooms, four piece family bathroom and en-suite shower room to bedroom one. Further benefits include a driveway, single garage and enclosed rear garden.

## Property Photos

- ![Photo](/listings/photos/169399976/2233930)
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## Floorplans

- ![Floorplan 1](/listings/photos/169399976/2233942) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/169399976/2233943) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #13835324
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 03/11/2019
- **Work Completed:** 31/10/2019
- **Items:** 6 window(s)

### FENSA Certificate #14688841
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 18/07/2021
- **Work Completed:** 12/07/2021
- **Items:** 1 window(s)

### FENSA Certificate #16855374
- **Address:** 9 Huntsman Close, Fishtoft, PE21 0BQ
- **Certificate Issued:** 24/06/2025
- **Work Completed:** 04/06/2025
- **Items:** 1 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £243,000 | 01/05/2026 | Detached |
| 9 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £79,950 | 30/01/1998 | 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 |
|---------|-------|------|------|
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £225,000 | 12/12/2025 | Detached |
| 45 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £110,000 | 05/12/2025 | Detached |
| 26 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £256,250 | 27/08/2025 | Detached |
| 81 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £259,950 | 11/07/2025 | Detached |
| 51 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £350,000 | 02/12/2024 | Detached |
| 43 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT | £234,950 | 19/10/2023 | Detached |
| 34 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £232,500 | 23/06/2023 | Detached |
| 14 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £200,000 | 22/05/2023 | Detached |
| 43 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ | £197,500 | 28/04/2023 | Detached |
| [Same street] 3 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £249,000 | 17/04/2023 | Detached |
| 58 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £266,000 | 14/04/2023 | Detached |
| 22 BRIDLE CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BG | £250,000 | 23/02/2023 | Detached |
| 49 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL | £235,000 | 30/11/2022 | Detached |
| 4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW | £200,000 | 30/11/2022 | Detached |
| 27 PILGRIM GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0DD | £210,000 | 16/09/2022 | Detached |
| 95 KINGSWAY, BOSTON, LINCOLNSHIRE, PE21 0AU | £175,000 | 09/09/2022 | Detached |
| 22 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £285,000 | 17/08/2022 | Detached |
| 9 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB | £300,000 | 12/08/2022 | Detached |
| 78 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE | £320,000 | 11/08/2022 | Detached |
| 66 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN | £320,000 | 01/08/2022 | Detached |
| 23 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL | £237,000 | 27/07/2022 | Detached |
| [Same street] 6 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ | £260,000 | 15/02/2022 | Detached |

**Street average:** £254,500 (2 sales)
**Area average:** £243,208 (20 sales)

## Price vs local average

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

- **Local average:** £255,553 (65 Detached, PE21, 2024–2026)
- **Deviation:** -4.1%

## Rental Range

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

- **Low:** £723/mo
- **Realistic:** £803/mo
- **Optimistic:** £883/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £733/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Windsor Bank, PE21 | £895/mo | 3 | 0.69 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Bank, PE21 | £900/mo | 3 | 0.79 miles | OpenRent |
| 3 Bed Semi-Detached House, Windsor Crescent, PE21 | £950/mo | 3 | 0.85 miles | OpenRent |
| 3 Bed Terraced House, Field Street, PE21 | £950/mo | 3 | 1.17 miles | OpenRent |
| 3 Bed End Terrace, St. Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |
| 3 Bed End Terrace, St Botolphs Mews, PE21 | £1,200/mo | 3 | 1.21 miles | OpenRent |

**Average rent: £1,016/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.5×
- **Monthly cashflow:** £-135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,207/m²

## Capital growth trend

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

- **5y growth:** 17.1%
- **10y growth:** 38.9%

## House Price Index (HM Land Registry)

*Official index for Boston; Detached series; as of June 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 12.2%
- **10y growth (index):** 27.8%

## 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

111 m²

Council tax band

EPC rating

Last sold

£243,000 May 2026

Price per m²

£2,207/m²

Local average

£255,553 (-4.1%)

Deprivation

Decile 6 (16,897 of 33,755)

Street crime

94 incidents within 1 mile (Jul 2026)

Key features

Large detached bungalow
3 double bedrooms
NO ONWARD CHAIN
Well presented throughout
Triple glazed windows (excluding conservatory)
Gas central heating
Driveway and garage
Front and rear gardens
Cul-de-sac location in popular residential area
4 piece bathroom and en-suite to bedroom one

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Boston

Sharman Burgess

Reference: 169399976

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/11/2025

Expiry date: 12/11/2035

Current heating cost: £1,115/year

Potential heating cost: £931/year

Est. upgrade cost to C: £18,135

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

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Low energy lighting for all fixed outlets (£540 - £630)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13835324

Property Details

Street: 9 Huntsman Close

Town: Fishtoft

Postcode: PE21 0BQ

Installation Details

Items: 6 windows

Certificate Issued: 03/11/2019

Work Completed: 31/10/2019

This certificate data was retrieved from FENSA's database

FENSA Certificate #14688841

Property Details

Street: 9 Huntsman Close

Town: Fishtoft

Postcode: PE21 0BQ

Installation Details

Items: 1 window

Certificate Issued: 18/07/2021

Work Completed: 12/07/2021

This certificate data was retrieved from FENSA's database

FENSA Certificate #16855374 Recent

Property Details

Street: 9 Huntsman Close

Town: Fishtoft

Postcode: PE21 0BQ

Installation Details

Items: 1 window and 2 doors

Certificate Issued: 24/06/2025

Work Completed: 04/06/2025

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

204% since 1998

Event	Date	Price	% change
Sold	01/05/2026 (4 months ago)	£243,000	+203.9%
Sold	30/01/1998 (28 years ago)	£79,950	—

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
4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£225,000	12/12/2025	Detached
45 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£110,000	05/12/2025	Detached
26 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£256,250	27/08/2025	Detached
81 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE	£259,950	11/07/2025	Detached
51 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT	£350,000	02/12/2024	Detached
43 THE CHASE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0AT	£234,950	19/10/2023	Detached
34 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£232,500	23/06/2023	Detached
14 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£200,000	22/05/2023	Detached
43 MAPLE ROAD, BOSTON, LINCOLNSHIRE, PE21 0BZ	£197,500	28/04/2023	Detached
Same street 3 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ	£249,000	17/04/2023	Detached
58 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN	£266,000	14/04/2023	Detached
22 BRIDLE CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BG	£250,000	23/02/2023	Detached
49 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL	£235,000	30/11/2022	Detached
4 KINGS AVENUE, BOSTON, LINCOLNSHIRE, PE21 0AW	£200,000	30/11/2022	Detached
27 PILGRIM GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0DD	£210,000	16/09/2022	Detached
95 KINGSWAY, BOSTON, LINCOLNSHIRE, PE21 0AU	£175,000	09/09/2022	Detached
22 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB	£285,000	17/08/2022	Detached
9 SADDLERS WAY, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BB	£300,000	12/08/2022	Detached
78 WHITE HOUSE LANE, BOSTON, LINCOLNSHIRE, PE21 0BE	£320,000	11/08/2022	Detached
66 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BN	£320,000	01/08/2022	Detached
23 RIDER GARDENS, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BL	£237,000	27/07/2022	Detached
Same street 6 HUNTSMAN CLOSE, FISHTOFT, BOSTON, LINCOLNSHIRE, PE21 0BQ	£260,000	15/02/2022	Detached

Street average: £254,500 (2 sales)

Area average: £243,208 (20 sales)

Capital growth trend

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

5y growth 17.1%

10y growth 38.9%

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

1y (index) 2.5%

5y (index) 12.2%

10y (index) 27.8%

Rental Range

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

Low £723/mo

Realistic £803/mo

Optimistic £883/mo

Based on Local Authority from postcode lookup → Boston.

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 PE21 0BQ

Nearby

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

Type	Name	Distance
Bus stop	Church of Latter Day Saints	0.3 miles
Bus stop	Fishtoft Road	0.3 miles
Shop	One Stop	0.4 miles
Shop	L & C Foodmarkets	0.6 miles
Hospital	Norton Lea	1.3 miles
Train station	Boston	1.6 miles
Hospital	Pilgrim Hospital	1.8 miles
Train station	Hubberts Bridge	4.7 miles
University	University of Lincoln - Holbeach Campus	10.8 miles

Street-level crime

Category	Count
Violence and sexual offences	33
Anti-social behaviour	21
Shoplifting	17
Criminal damage and arson	6
Other theft	5
Vehicle crime	4
Burglary	2
Other crime	2
Public order	2
Bicycle theft	1
Possession of weapons	1
Total incidents	94

Within 1 mile during Jul 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
St Nicholas CE Primary Academy	Primary	0.6 miles	Good — 20 Nov 2023
Hawthorn Tree School	Primary	0.6 miles	Good — 7 Dec 2016
Boston Nursery School	Nursery	0.7 miles	Good — 9 Sep 2013
Boston College	Other	0.8 miles	— (No rating)
St Thomas CofE Primary Academy	Primary	1.1 miles	Good — 9 Jul 2012

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Windsor Bank, PE21	£895/mo	3	0.69 miles	OpenRent
3 Bed Semi-Detached House, Windsor Bank, PE21	£900/mo	3	0.79 miles	OpenRent
3 Bed Semi-Detached House, Windsor Crescent, PE21	£950/mo	3	0.85 miles	OpenRent
3 Bed Terraced House, Field Street, PE21	£950/mo	3	1.17 miles	OpenRent
3 Bed End Terrace, St. Botolphs Mews, PE21	£1,200/mo	3	1.21 miles	OpenRent
3 Bed End Terrace, St Botolphs Mews, PE21	£1,200/mo	3	1.21 miles	OpenRent

Average rent: £1,016/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 4.7%

Cost-to-rent ratio 21.5×

Monthly cashflow £-135/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.3%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).