# 3 bedroom town house for sale (PE12 7DN) ## Property Details | Key | Value | |-----|-------| | Address | 4 ALBERT STREET, SPALDING, HOLBEACH, LINCOLNSHIRE PE12 7DN | | Price | £219,995 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1900-1929 | | Floor area | 78 m² | | Last sold | £187,000 Aug 2019 | ## Description A Grade II listed Town House in the heart of Holbeach conservation area offering spacious living across three stories. The ground floor features a kitchen/diner that opens to a west-facing enclosed courtyard, perfect for enjoying sunny afternoons. On the first floor, you'll find a large lounge and a family shower room, providing ample space for relaxation and convenience. The second-floor to three bedrooms and a cloakroom, ideal for family living. Outside, the property includes a single garage with lighting and power, in addition to parking for one car, ensuring both practicality and comfort. Call us ANYTIME to book your viewing - . Entrance Hall Radiator, ceramic tiled flooring, decorative wall panelling, storage cupboard with shelving, decorative coving to ceiling with smoke detector, stairs to the first-floor landing. Family Room/Dining Room 4.89m (16'1") max x 3.62m (11'11") Single glazed sash window to front, ornamental fireplace set-in cast-iron Victorian style with tiled inset and hearth, vinyl floor covering, open plan to: Kitchen/Breakfast Room 3.90m (12'10") x 3.06m (10') Fitted with a matching range of base and eye level units, 1 1/4 stainless steel sink units and drainer, mixer tap, tiled surround, matching island unit with granite worktop space over, fitted cuisine master range cooker with fan assisted double oven and double grill, built-in five ring gas hob with extractor hood, vinyl floor covering, PVCu double glazed entrance doors to court yard garden, open plan to: Pantry 1.09m (3'7") x 1.05m (3'5") Shelving and storage/hanging space First Floor Landing PVCu single glazed sash window to rear, radiator, stairs to second floor landing, door to: Lounge 6.01m (19'9") x 3.76m (12'4") Two single glazed sash windows to front, Victorian style ornamental fireplace with cast iron inset and wood surround, radiator, TV point. Family Bathroom Three piece suite comprising of: twin vanity wash basin unit with base cupboards and  drawers, mixer tap, part ceramic tiled walls,  double shower enclosure with fitted mains shower and glass screen, WC with hidden cistern, heated towel rail, extractor fan, shaver point, single glazed sash window to rear, vinyl floor covering with recessed ceiling spotlights light, airing cupboard with linen shelving, boiler cupboard, housing wall mounted gas combination boiler serving heating system and hot water. Second Floor Landing Door to: Main Bedroom 3.97m (13') x 3.07m (10'1") Single glazed sash window to rear, fireplace, radiator, coving to ceiling. Bedroom 2 3.75m (12'4") x 3.07m (10'1") Single glazed sash window to front, fireplace, radiator. Bedroom 3 2.95m (9'8") x 2.85m (9'4") Single glazed sash window to front, radiator, coving to ceiling. WC Fitted with two-piece suite comprising, wash hand basin, close coupled WC, vinyl floor covering. Outside The property fronts onto Albert Street. The rear west facing garden is enclosed with brick walling and wooden panel fencing with double iron gates to the rear, outside water tap, outside power point. Personal door to the single brick-built garage with up and over door, power and lighting. Directions Leave our Church Street office and turn right at the traffic lights onto High Street, take the 2nd right onto Albert Street where the property can be located on the right-hand side. For the purpose of satellite navigation, the property postcode is: PE12 7DN. Council Tax Band Band A ~ £1,496.77 From April 2025 to March 2026, South Holland District Council. EPC ~ D Agents Notes: Any buyer wishing to purchase a property will be required to complete a digital identification check and source of funds. This will incur an upfront fee of £46.80 (£39 + VAT) per applicant once an offer has been accepted. This is our company policy for AML (Anti Money Laundering regulations) as imposed by HMRC. The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. For further information see the Consumer Protection from Unfair Trading Regulations 2008. You may download, store and use the material for your own personal use and research. 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The website owner's copyright must remain on all reproductions of material taken from this brochure or website. ## Property Photos - ![Photo](/listings/photos/161821244/256919) - ![Photo](/listings/photos/161821244/256920) - ![Photo](/listings/photos/161821244/256921) - ![Photo](/listings/photos/161821244/256922) - ![Photo](/listings/photos/161821244/256923) - ![Photo](/listings/photos/161821244/256925) - ![Photo](/listings/photos/161821244/256927) - ![Photo](/listings/photos/161821244/256931) - ![Photo](/listings/photos/161821244/256932) - ![Photo](/listings/photos/161821244/256935) - ![Photo](/listings/photos/161821244/256938) - ![Photo](/listings/photos/161821244/256942) - ![Photo](/listings/photos/161821244/256943) - ![Photo](/listings/photos/161821244/256946) - ![Photo](/listings/photos/161821244/256949) - ![Photo](/listings/photos/161821244/256951) - ![Photo](/listings/photos/161821244/256954) - ![Photo](/listings/photos/161821244/256958) - ![Photo](/listings/photos/161821244/256961) - ![Photo](/listings/photos/161821244/256964) - ![Photo](/listings/photos/161821244/256965) - ![Photo](/listings/photos/161821244/256967) - ![Photo](/listings/photos/161821244/256969) - ![Photo](/listings/photos/161821244/256971) - ![Photo](/listings/photos/161821244/256972) ## Floorplans - ![Floorplan 1](/listings/photos/161821244/256974) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/161821244/256975) - EPC 1 - ![EPC 2](/listings/photos/161821244/256976) - EPC 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 4 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £187,000 | 02/08/2019 | Terraced | | 4 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £124,000 | 12/11/2004 | 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 | |---------|-------|------|------| | 8 CHANCERY LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DS | £130,000 | 19/06/2023 | Terraced | | [Same street] 23B ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £118,750 | 05/04/2023 | Semi-detached | | [Same street] 24 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £135,000 | 15/07/2022 | Semi-detached | | 7 CROSS STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DW | £98,000 | 01/06/2022 | Terraced | | 28 BARRINGTON GATE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7LB | £150,000 | 13/05/2022 | Terraced | | [Same street] 22 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £130,000 | 21/01/2022 | Terraced | | 9 CHAPEL STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7AA | £83,000 | 14/01/2022 | Terraced | | [Same street] 18 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £145,000 | 30/11/2021 | Semi-detached | | 2 CHANCERY LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DS | £115,000 | 24/11/2021 | Terraced | | 11 CHANCERY LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DS | £116,500 | 31/10/2021 | Terraced | | [Same street] 11 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £105,000 | 15/10/2021 | Terraced | | [Same street] 6A ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £142,000 | 21/09/2021 | Terraced | | [Same street] 8 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £95,000 | 20/08/2021 | Terraced | | [Same street] 16 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £180,000 | 05/08/2021 | Detached | | 31 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DR | £98,000 | 21/07/2021 | Terraced | | 35 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DR | £100,000 | 01/07/2021 | Terraced | | 12 CHANCERY LANE, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DS | £108,750 | 16/06/2021 | Terraced | **Street average:** £131,344 (8 sales) **Area average:** £111,028 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £155,520 (19 Terraced, PE12, 2024–2026) - **Deviation:** +41.5% ## Rental Range *ONS Price Index of Private Rents (South Holland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £684/mo - **Realistic:** £760/mo - **Optimistic:** £836/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, Fleet Mews, PE12 | £850/mo | 3 | 0.12 miles | OpenRent | **Average rent: £850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.39% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.6× - **Monthly cashflow:** £-126/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.4% *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:** £2,820/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 32.4% - **10y growth:** 8.2% ## House Price Index (HM Land Registry) *Official index for South Holland; Terraced series; as of March 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 11.9% - **10y growth (index):** 37.8% ## 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)