# 3 bedroom character property for sale (PE11 2YQ) ## Property Details | Key | Value | |-----|-------| | Address | 21 CROSS STREET, SPALDING, SPALDING, LINCOLNSHIRE PE11 2YQ | | Price | £230,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1900-1929 | | Floor area | 90 m² | | Last sold | £147,000 Oct 2007 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 01/09/2032 - **Est. upgrade cost to C:** £27,115 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - W2 (£4,000 - £6,000) - E (£15) - I (£2,200 - £3,000) - 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/5832-7121-0200-0022-0202) ## Description **SUMMARY** GUIDE PRICE £230,000-£250,000 *SPACIOUS HOME - DON'T MISS OUT* Charming three bedroom detached house situated within the popular market town of Spalding boasting a spacious rear garden! **DESCRIPTION** GUIDE PRICE £230,000-£250,000 *DON'T MISS OUT - VIEWINGS HIGHLY ADVISED* Charming three bedroom detached house situated within the popular market town of Spalding. Boasting close proximity to local amenities, schools and transport links. The property also benefits from a well-presented and spacious interior, as well as a spacious and enclosed rear garden! **Entrance Hall**  Door to side aspect, wooden flooring and stairs to first floor accommodation. **Lounge** 14' 2" x 13' 1" ( 4.32m x 3.99m ) Window to front aspect, wooden flooring, TV point, telephone point, and a feature fireplace **Dining Room** 12' x 13' 1" ( 3.66m x 3.99m ) Window to rear aspect, wooden flooring, under-stair storage cupboard, and opens to the kitchen. **Kitchen** 9' 3" x 7' 5" ( 2.82m x 2.26m ) Window to rear aspect, door to side aspect, vinyl flooring, double electric oven, gas hob with extractor fan over, wall and base units, under-counter fridge, and a sink and drainer. **Bathroom**  Bath with shower over, part-tiled walls, WC, wash hand basin, vinyl flooring, and window to side aspect. **Landing**  Carpet, radiator, and loft access **Bedroom 1** 12' 1" x 13' ( 3.68m x 3.96m ) **Bedroom 2** 9' 5" x 11' 11" ( 2.87m x 3.63m ) Carpet flooring, window to rear aspect, and a wall-mounted radiator. **Bedroom 3** 9' 2" x 7' 5" ( 2.79m x 2.26m ) Carpet flooring, window to side aspect, and a wall-mounted radiator. **Rear Garden**  The spacious and enclosed rear garden boasts ample space for the whole family! The large majority is laid to lawn, but also benefits from a tranquil patio seating area. The garden also has mature trees and shrubs, a shed, and an outside tap. The perfect space to spend a summers evening! 1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. 3. The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY. ## Property Photos - ![Photo](/listings/photos/126577556/756348) - ![Photo](/listings/photos/126577556/756352) - ![Photo](/listings/photos/126577556/756355) - ![Photo](/listings/photos/126577556/756358) - ![Photo](/listings/photos/126577556/756361) - ![Photo](/listings/photos/126577556/756364) - ![Photo](/listings/photos/126577556/756367) - ![Photo](/listings/photos/126577556/756370) - ![Photo](/listings/photos/126577556/756373) - ![Photo](/listings/photos/126577556/756376) - ![Photo](/listings/photos/126577556/756380) - ![Photo](/listings/photos/126577556/756383) - ![Photo](/listings/photos/126577556/756385) - ![Photo](/listings/photos/126577556/756388) - ![Rear Garden](/listings/photos/126577556/756390) - Rear Garden - ![Rear Garden](/listings/photos/126577556/756393) - Rear Garden ## Floorplans - ![Floorplan 1](/listings/photos/126577556/756394) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/126577556/756395) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 21 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £147,000 | 18/10/2007 | Detached | | 21 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £42,000 | 20/06/1997 | 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] 30 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £112,000 | 03/10/2024 | Terraced | | [Same street] 28 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £169,000 | 17/08/2023 | Terraced | | ARGUS HOUSE, 56 FLAT 1 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XT | £472,500 | 01/11/2022 | Other | | [Same street] 37 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £197,500 | 07/10/2022 | Semi-detached | | 14 SOUTH PARADE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YJ | £125,000 | 21/09/2021 | Other | **Street average:** £159,500 (3 sales) **Area average:** £298,750 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £425,000 (13 Other, PE11, 2024–2026) - **Deviation:** -45.9% ## Rental Range *ONS Price Index of Private Rents (South Holland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £686/mo - **Realistic:** £762/mo - **Optimistic:** £838/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:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £95,250 - **Target investor price (1%):** £76,200 *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:** £2,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 68.8% - **10y growth:** 283.2% ## House Price Index (HM Land Registry) *Official index for South Holland; All dwelling types series; as of April 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 11.9% - **10y growth (index):** 34.5% ## 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)