# 2 bedroom semi-detached house for sale (PE11 2YQ) ## Property Details | Key | Value | |-----|-------| | Address | 37 CROSS STREET, SPALDING, LINCOLNSHIRE PE11 2YQ | | Price | £185,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 1900-1929 | | Floor area | 95 m² | | Last sold | £197,500 Oct 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 17/05/2032 - **Current heating cost:** £784/year - **Est. upgrade cost to C:** £19,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - 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/8632-3425-1100-0728-6296) ## Description Tastefully decorated two bedroom semi detached property situated within easy access to the Town Centre. Being the ideal purchase for a first time buyer or investor. The property is presented to a high standard and benefits from enclosed rear garden, single garage and modern kitchen. The ground floor comprises of entrance hallway, living room, dining room, kitchen, utility room and cloakroom. With the first floor offering two generous sized bedrooms and bathroom. Externally, the property provides on street parking and single garage. With a fully enclosed rear garden, being mainly laid to lawn with patio area ideal for seating and entertaining. **Entrance Hall** - 7.21m x 1.73m (23'7" x 5'8") - PVCu double glazed entrance door. Period floorboards. Dado rail. Radiator. Stairs to first floor landing. Door to lounge, opening to kitchen. **Living Room** - 3.81m x 3.97m (12'5" x 13'0") - PVCu double glazed window to front aspect. Radiator. Inset cast iron log burner on slate hearth. Half height paneling. Opening to dining room. **Dining Room** - 3.12m x 3.41m (10'2" x 11'2") - PVCu double glazed window to rear aspect. Radiator. Period floorboards. **Kitchen** - 5.38m x 2.12m (17'7" x 6'11") - PVCu window and door to side aspect. Base and wall units with work surface over. Four ring gas hob with metro tiled splash back and stainless steel extractor over. Integrated eye level double oven. Integrated dishwasher. Radiator. Space for fridge freezer. Wall mounted gas boiler. **Utility Room** - 0.86 x 1.99 (2'9" x 6'6") - PVCu double glazed window to side aspect. Space for washing machine. Worksurface space. **Cloakroom** - 0.90 x 2.00 (2'11" x 6'6") - PVCu double glazed window to side aspect. Toilet. Wash hand basin in vanity unit. **First Floor Landing** - 1.83 x 3.42 (6'0" x 11'2") - Loft access. **Bedroom One** - 3.66 x 4.15 (12'0" x 13'7") - Two PVCu double glazed windows to side elevation. Period floorboards. Dado rail. Radiator. Three built in wardrobes with hanging space and shelving. **Bedroom Two** - 3.13 x 3.38 (10'3" x 11'1") - PVCu double glazed window to rear elevation. Radiator. **Bathroom** - 3.10 x 2.05 (10'2" x 6'8") - PVCu double glazed window to side elevation. Period floorboards. Toilet. Wash hand basin. Paneled bath with metro tiled splash back and shower over. Wash hand basin. Heated towel rail. Extractor fan. **Single Garage** - 2.52 x 4.78 (8'3" x 15'8") - **Outbuilding** - 1.73 x 2.38 (5'8" x 7'9") - **Exterior** - **Property Postcode** - For location purposes the postcode of this property is: PE11 2YQ **Additional Information** - Freehold with vacant possession on completion. PLEASE NOTE: All photos are property of Ark Property Centre and can not be used without their explicit permission. **Viewing Arrangements** - Viewing is by appointment with Ark Property Centre only. We suggest you call our office for full information about this property before arranging a viewing. **Offer Procedure** - Please note: before an offer is agreed on a property you will be asked to provide I.D and proof of finance, in compliance Money Laundering Regulations 2017 (MLR 2017). The business will perform a Money Laundering Check as part of its Money Laundering Policy. If a cash offer is made, which is not subject to the sale of a property, proof of funds will be requested or confirmation of available funds from your solicitor. **Ark Property Centre** - If you are thinking about selling your property or are not happy with your current agent - we can offer a FREE valuation service with no obligation. We can also offer full Financial and Solicitor services. Please note we do get a referal fee for any recommended client service used. **Disclaimer** - These particulars, whilst believed to be accurate are set out as general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has authority to make or give representation or warranty in respect of the property. These details are subject to change. ## Property Photos - ![Cross Street (Spalding)-1.jpg](/listings/photos/122686316/756285) - Cross Street (Spalding)-1.jpg - ![Entrance Hall](/listings/photos/122686316/756287) - Entrance Hall - ![Dining room](/listings/photos/122686316/756288) - Dining room - ![Dining room](/listings/photos/122686316/756290) - Dining room - ![Living Room](/listings/photos/122686316/756293) - Living Room - ![Living Room](/listings/photos/122686316/756297) - Living Room - ![Cross Street (Spalding)-24.jpg](/listings/photos/122686316/756299) - Cross Street (Spalding)-24.jpg - ![Photo](/listings/photos/122686316/756303) - ![Kitchen](/listings/photos/122686316/756305) - Kitchen - ![Kitchen](/listings/photos/122686316/756306) - Kitchen - ![Cross Street (Spalding)-32.jpg](/listings/photos/122686316/756307) - Cross Street (Spalding)-32.jpg - ![Utility Room](/listings/photos/122686316/756308) - Utility Room - ![Cloakroom](/listings/photos/122686316/756309) - Cloakroom - ![First Floor Landing](/listings/photos/122686316/756310) - First Floor Landing - ![Bathroom](/listings/photos/122686316/756311) - Bathroom - ![Bedroom Two](/listings/photos/122686316/756312) - Bedroom Two - ![Bedroom Two](/listings/photos/122686316/756314) - Bedroom Two - ![Bedroom One](/listings/photos/122686316/756315) - Bedroom One - ![Bedroom One](/listings/photos/122686316/756317) - Bedroom One - ![Single Garage](/listings/photos/122686316/756319) - Single Garage - ![Photo](/listings/photos/122686316/756321) - ![Exterior](/listings/photos/122686316/756323) - Exterior - ![Cross Street (Spalding)-8.jpg](/listings/photos/122686316/756325) - Cross Street (Spalding)-8.jpg - ![Exterior](/listings/photos/122686316/756329) - Exterior - ![Photo](/listings/photos/122686316/756333) - ![Photo](/listings/photos/122686316/756336) - ![Cross Street (Spalding)-6.jpg](/listings/photos/122686316/756337) - Cross Street (Spalding)-6.jpg ## Floorplans - ![199967_19647_FLP_01_0000_max_600x600.jpg](/listings/photos/122686316/756339) - 199967_19647_FLP_01_0000_max_600x600.jpg ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #11034309 - **Address:** 37 Cross Street, SPALDING, PE11 2YQ - **Certificate Issued:** 08/06/2015 - **Work Completed:** 27/05/2015 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 37 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £197,500 | 07/10/2022 | Semi-detached | | 37 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £155,000 | 08/02/2019 | Semi-detached | | 37 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £107,000 | 14/05/2010 | 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 | |---------|-------|------|------| | 1 PALIN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2GR | £183,000 | 16/01/2026 | Semi-detached | | 9 BEAUFORT DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YR | £82,500 | 19/12/2025 | Semi-detached | | 31 HAVELOCK STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YL | £149,950 | 19/12/2025 | Semi-detached | | 104 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YP | £345,000 | 07/11/2025 | Semi-detached | | 96 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YW | £269,000 | 25/07/2025 | Semi-detached | | [Same street] 30 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £112,000 | 03/10/2024 | Terraced | | 2 THOMPSON CLOSE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YS | £186,000 | 21/12/2023 | Semi-detached | | 16 KNIPE AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YE | £170,000 | 15/11/2023 | Semi-detached | | 14 THOMPSON CLOSE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YS | £160,000 | 21/08/2023 | Semi-detached | | [Same street] 28 CROSS STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YQ | £169,000 | 17/08/2023 | Terraced | | 12 KNIPE AVENUE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YE | £141,000 | 19/07/2023 | Semi-detached | | 7A PRIORY ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XF | £110,000 | 05/04/2023 | Semi-detached | | 33 HAVELOCK STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YL | £200,000 | 31/12/2022 | Semi-detached | | 2 SPRING GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XL | £146,250 | 21/12/2022 | Semi-detached | | 32 BEAUFORT DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YR | £170,000 | 18/11/2022 | Semi-detached | | 96 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YW | £249,995 | 04/11/2022 | Semi-detached | | 104 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YP | £375,000 | 08/09/2022 | Semi-detached | | 100 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YP | £335,000 | 27/07/2022 | Semi-detached | | 44 HAVELOCK STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YL | £187,500 | 25/04/2022 | Semi-detached | | 2 HAVELOCK STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2YL | £159,950 | 06/04/2022 | Semi-detached | | 53 ST THOMAS ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XT | £162,000 | 28/02/2022 | Semi-detached | | 37 SPRING STREET, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 2XW | £129,995 | 28/02/2022 | Semi-detached | **Street average:** £140,500 (2 sales) **Area average:** £195,607 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £181,243 (54 Semi-detached, PE11, 2024–2026) - **Deviation:** +2.1% ## 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):** £623/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 End Terrace, Winsover Road, PE11 | £520/mo | 2 | 0.27 miles | OpenRent | **Average rent: £520/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £65,000 - **Target investor price (1%):** £52,000 *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 £520/mo).* - **Gross yield:** 3.4% - **Cost-to-rent:** 29.6× - **Monthly cashflow:** £-286/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.4% *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:** £1,947/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3% - **10y growth:** 26.8% ## House Price Index (HM Land Registry) *Official index for South Holland; Semi-detached series; as of April 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 13.5% - **10y growth (index):** 37% ## 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)