# 2 bedroom cottage for sale (PE13 4SP) ## Property Details | Key | Value | |-----|-------| | Address | THE HOLLIES, PLASH DROVE, WISBECH, WISBECH ST MARY, CAMBRIDGESHIRE PE13 4SP | | Price | £260,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 1900-1929 | | Floor area | 86 m² | | Last sold | £280,000 Mar 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** C - **Expiry date:** 29/07/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,278/year - **Est. upgrade cost to C:** £26,925 ### Recommendations - Q (£4,000 - £14,000) - W (£800 - £1,200) - E (£25) - G (£350 - £450) - N (£4,000 - £6,000) - U (£9,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7808-2090-6223-4364-2990) ## Description haart are pleased to offer this delightful cottage in a rural village location. The property is presented in a superb condition throughout. The accommodation comprises of modern kitchen, dining room/conservatory, utility room, family bathroom and living room with the benefits of a multifuel burner. To the first floor you will find two double bedrooms with access to jack and Jill en suite WC. Externally the property offers a generous driveway with access to the garage, the front garden has various shrubs and plants. To the rear of the property you will find and extensive rear garden featuring lawned, patio and gravelled areas just perfect for entertaining. This property must be viewed to appreciate all that it has to offer. Please contact haart to arrange a viewing. ## Property Photos - ![Photo](/listings/photos/114263651/193967) - ![Photo](/listings/photos/114263651/193968) - ![Photo](/listings/photos/114263651/193969) - ![Photo](/listings/photos/114263651/193970) - ![Photo](/listings/photos/114263651/193971) - ![Photo](/listings/photos/114263651/193972) - ![Photo](/listings/photos/114263651/193973) - ![Photo](/listings/photos/114263651/193974) - ![Photo](/listings/photos/114263651/193975) - ![Photo](/listings/photos/114263651/193976) - ![Photo](/listings/photos/114263651/193977) - ![Photo](/listings/photos/114263651/193978) - ![Photo](/listings/photos/114263651/193979) - ![Photo](/listings/photos/114263651/193980) - ![Photo](/listings/photos/114263651/193981) - ![Photo](/listings/photos/114263651/193982) - ![Photo](/listings/photos/114263651/193983) - ![Photo](/listings/photos/114263651/193984) - ![Photo](/listings/photos/114263651/193985) - ![Photo](/listings/photos/114263651/193986) - ![Photo](/listings/photos/114263651/193987) - ![Photo](/listings/photos/114263651/193988) - ![Photo](/listings/photos/114263651/193989) - ![Photo](/listings/photos/114263651/193991) ## Floorplans - ![Floorplan 1](/listings/photos/114263651/193993) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/114263651/193995) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE HOLLIES PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £280,000 | 01/03/2023 | Terraced | | THE HOLLIES PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £136,000 | 10/12/2012 | 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 | |---------|-------|------|------| | [Same street] HAWTHORNE PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £290,000 | 09/05/2023 | Detached | | [Same street] CORONATION 2 PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £119,000 | 28/04/2023 | Terraced | | [Same street] DAISY COTTAGE PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £370,000 | 10/01/2023 | Semi-detached | | [Same street] BRYNTEG PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £170,000 | 18/11/2022 | Detached | | [Same street] ELDERBERRY BARN PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £625,000 | 30/09/2022 | Detached | | [Same street] BRYNTEG PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £100,000 | 25/03/2022 | Detached | | MULBERRY HOUSE HIGH ROAD, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SL | £220,000 | 10/09/2021 | Detached | **Street average:** £279,000 (6 sales) **Area average:** £220,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £279,795 (54 Detached, PE13, 2024–2026) - **Deviation:** -7.1% ## Rental Range *ONS Price Index of Private Rents (Fenland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £749/mo - **Realistic:** £832/mo - **Optimistic:** £915/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/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 | |------|------|------|------|------| | 2 Bed Bungalow, Back Road, PE13 | £795/mo | 2 | 1.53 miles | OpenRent | **Average rent: £795/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £99,375 - **Target investor price (1%):** £79,500 *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 £795/mo).* - **Gross yield:** 3.7% - **Cost-to-rent:** 27.3× - **Monthly cashflow:** £-333/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.3% *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:** £3,023/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -5.5% - **10y growth:** 38.7% ## House Price Index (HM Land Registry) *Official index for Fenland; Detached series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 17.2% - **10y growth (index):** 44.4% ## 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)