# 2 bedroom cottage for sale (PE13 4SP)

## Property Details

| Key | Value |
|-----|-------|
| Address | ROSE COTTAGE, PLASH DROVE, WISBECH, WISBECH ST MARY, CAMBRIDGESHIRE PE13 4SP |
| Price | £89,995 |
| Bedrooms | 2 |
| Last sold | £75,000 Sep 2008 |

## Description

Lounge 13'9"(max) x 11'(max).

Dining Room 13'10"(max) x 8'4"(max).

Kitchen 14'1"(max) x 6'8"(max).

Ground floor Shower Room/W.C.

Utility 12'1"(max) x 6'3"(max).

First Floor.

Bedroom no 1 11'9"(max) x 11'(max).

Bedroom no 2 12'3"(max) x 8'1"(max) with sloping ceiling.

OUTSIDE

GARDENS to front, laid to lawn, with concrete pathway to the side entrance door; Large garden to rear, overlooking open fields and laid to lawn with numerous trees, shrubs, etc.

The view over the fields in the extra photos is the view from the rear boundary 19/5/08

## Property Photos

- ![Front View](/listings/photos/21750461/194130) - Front View
- ![Rear View](/listings/photos/21750461/194132) - Rear View
- ![Garden](/listings/photos/21750461/194134) - Garden
- ![Photo](/listings/photos/21750461/194136)
- ![Photo](/listings/photos/21750461/194137)
- ![Photo](/listings/photos/21750461/194139)
- ![View](/listings/photos/21750461/194141) - View

## EPC Graphs

- ![EPC 1](/listings/photos/21750461/194143) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ROSE COTTAGE PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £75,000 | 19/09/2008 | 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 |
|---------|-------|------|------|
| [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] THE HOLLIES PLASH DROVE, WISBECH ST MARY, WISBECH, FENLAND, CAMBRIDGESHIRE, PE13 4SP | £280,000 | 01/03/2023 | 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:** £279,143 (7 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:** -67.8%

## 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 | 1.4 miles | OpenRent |

**Average rent: £795/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.88% (okay)
- **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:** 10.6%
- **Cost-to-rent:** 9.4×
- **Monthly cashflow:** £336/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.5%

*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).*

## Capital growth trend

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

- **5y growth:** 3.2%
- **10y growth:** 30.6%

## House Price Index (HM Land Registry)

*Official index for Fenland; Detached series; as of February 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 14.3%
- **10y growth (index):** 42.2%

## 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)