# 3 bedroom detached house for sale (PE11 3LG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 MONKS WALK, SPALDING, LINCOLNSHIRE PE11 3LG |
| Price | £275,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 110 m² |
| Last sold | £240,000 Mar 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/05/2033
- **Current heating cost:** £875/year
- **Est. upgrade cost to C:** £14,745

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- E (£20)
- 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/7104-1008-4235-2497-8204)

## Description

**1** **MONKS** **WALK** **** Well presented three bedroom detached house situated in prime location on the edge of town with accommodation comprising of entrance hallway, lounge/diner, kitchen/breakfast room, utility room, cloakroom, three bedrooms, family shower room. Front and rear gardens, integral garage - Must view to appreciate. 

**** **** Open canopy porch to the front elevation with lighting leading to a UPVC obscured double glazed door with matching obscured UPVC double glazed panels to both side elevations leading into: 

**ENTRANCE** **HALLWAY** **6' 11" x 15' 3" (2.12m x 4.65m)** With coved and textured ceiling with centre light point, radiator with cover, BT point, central heating thermostat, staircase leading to first floor galleried landing. 

**LOUNGE/DINER** **12' 0" x 17' 6" (3.66m x 5.35m)** With Georgian effect UPVC double glazed bay window to the front elevation, coved and textured ceiling with centre light point, double radiator, TV point, squared archway leading into dining area: 

**DINING** **AREA** **9' 8" x 12' 1" (2.97m x 3.70m)** With UPVC double glazed window to the rear elevation, coved and textured ceiling with centre light point, fitted radiator. 

**KITCHEN/BREAKFAST** **ROOM** **9' 2" x 12' 2" (2.80m x 3.72m)** With UPVC double glazed window to the rear elevation, coved and textured ceiling with centre light point, double radiator, fitted with a wide range of base and eye level units with preparation surfaces over tiled splashbacks, inset stainless steel sink with mixer tap, space for cooker (electric or gas), understairs storage cupboard off with coat rail, pantry with shelving and lighting.  Door off kitchen leading into: 

**INNER** **HALLWAY** **** Obscure UPVC double glazed door to side elevation, skimmed ceiling with centre light point and fitted radiator, door leading into: 

**CLOAKROOM** **** Obscured UPVC double glazed window to the rear elevation, skimmed ceiling with centre light point, part tiled walls, fitted with a two piece suite comprising of low level WC and wash hand basin with taps. 

**UTILITY** **ROOM** **4' 11" x 8' 7" (1.50m x 2.64m)** With UPVC double glazed window to the side elevation, skimmed ceiling with centre light point, part tiled walls, plumbing and space for washing machine, space for fridge/freezer/tumble dryer. 

**FIRST** **FLOOR** **GALLERIED** **LANDING** **** UPVC double glazed window to the side elevation, coved and textured ceiling with centre light point, loft access, storage cupboard off with slatted shelving and radiator. 

**MASTER** **BEDROOM** **11' 4" x 14' 8" (3.47m x 4.49m)** With UPVC double glazed window to the front elevation, skimmed ceiling with centre light point, radiator. 

**BEDROOM** **2** **11' 4" x 12' 2" (3.47m x 3.71m)** With UPVC double glazed window to the rear elevation, skimmed and coved ceiling with centre light point, radiator, USB point 

**BEDROOM** **3** **** UPVC double glazed window to the front elevation, coved and skimmed ceiling with centre light point, radiator. 

**FAMILY** **SHOWER** **ROOM** **5' 7" x 7' 7" (1.71m x 2.32m)** Newly fitted shower room with obscure UPVC double glazed window to the rear elevation, skimmed ceiling with inset lighting, extractor fan, fitted with a three piece suite comprising of low level WC, wash hand basin fitted into vanity unit with storage below, mixer tap, mirror, double walk in shower enclosure with fitted rainfall shower and further shower attachment tap, stainless steel heated towel rail. 

**INTEGRAL** **GARAGE** **8' 10" x 17' 2" (2.70m x 5.24m)** With up and over door, skimmed ceiling, centre light point, loft access into further storage area, power points, electric consumer unit, wall mounted gas combination boiler.

To the left of the property are paved pathways and outdoor tap leading into rear garden with extensive patio area, wooden summer house, the garden is mainly laid to lawn with a wide range of mature shrub and tree borders with fenced boundaries to both sides and the rear. 

**DIRECTIONS** **** From Spalding proceed in a westerly direction along Winsover Road, continue into Bourne Road and proceed to the Monks House traffic lights turning right at the crossroad into Monks House Lane.  Proceed to roundabout taking a right hand turn into Meadway the a right hand turn into Monks Walk where the property is located on the left hand side. 

## Property Photos

- ![IMG_E5266](/listings/photos/174871400/1326608) - IMG_E5266
- ![IMG_E4757](/listings/photos/174871400/1326609) - IMG_E4757
- ![IMG_E4742](/listings/photos/174871400/1326610) - IMG_E4742
- ![IMG_E4741](/listings/photos/174871400/1326611) - IMG_E4741
- ![IMG_E4732](/listings/photos/174871400/1326612) - IMG_E4732
- ![IMG_E4730](/listings/photos/174871400/1326613) - IMG_E4730
- ![IMG_E4745](/listings/photos/174871400/1326614) - IMG_E4745
- ![IMG_E4750](/listings/photos/174871400/1326615) - IMG_E4750
- ![IMG_E4747](/listings/photos/174871400/1326616) - IMG_E4747
- ![IMG_E4749](/listings/photos/174871400/1326617) - IMG_E4749
- ![IMG_E4752](/listings/photos/174871400/1326618) - IMG_E4752
- ![IMG_E4738](/listings/photos/174871400/1326619) - IMG_E4738
- ![IMG_E4736](/listings/photos/174871400/1326620) - IMG_E4736
- ![IMG_E4735](/listings/photos/174871400/1326621) - IMG_E4735
- ![IMG_E4754](/listings/photos/174871400/1326622) - IMG_E4754
- ![IMG_E4761](/listings/photos/174871400/1326623) - IMG_E4761

## Floorplans

- ![Floorplan 1](/listings/photos/174871400/1326624) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/174871400/1326626) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2189299
- **Address:** 1 Monks Walk, SPALDING, PE11 3LG
- **Certificate Issued:** 08/11/2004
- **Work Completed:** 29/09/2004
- **Items:** 10 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 MONKS WALK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3LG | £240,000 | 28/03/2024 | 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 |
|---------|-------|------|------|
| 28 MONKS HOUSE LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3LH | £370,000 | 09/12/2025 | Detached |
| 20 ABBOTS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1JS | £275,000 | 31/10/2025 | Detached |
| 3 MONKSHOUSE COURT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YS | £465,000 | 04/12/2023 | Detached |
| 16 MEADWAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3LQ | £290,000 | 12/05/2023 | Detached |
| 39 CHAUCERS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LH | £255,000 | 19/12/2022 | Detached |
| 6 MONKSHOUSE COURT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YS | £540,000 | 30/11/2022 | Detached |
| 8 ABBOTS CRESCENT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1NB | £425,000 | 03/11/2022 | Detached |
| 17 ABBOTS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1JS | £285,000 | 04/10/2022 | Detached |
| 18 MEADOWGATE LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1NF | £302,000 | 06/09/2022 | Detached |
| 27 MEADOWGATE LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1NF | £265,000 | 13/07/2022 | Detached |
| 3 MEADOWGATE LANE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1NF | £310,000 | 08/07/2022 | Detached |
| 5 THE CHANTRY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3LF | £125,000 | 11/05/2022 | Detached |
| 65 PILGRIMS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LJ | £280,000 | 25/04/2022 | Detached |
| 46 CHAUCERS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LH | £185,000 | 08/04/2022 | Detached |
| 287 PENNYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LN | £240,000 | 21/01/2022 | Detached |
| 20 CHAUCERS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LH | £184,000 | 22/12/2021 | Detached |
| 24 ABBOTS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1JS | £360,000 | 20/12/2021 | Detached |
| 1 ABBOTS CRESCENT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1NB | £340,000 | 25/11/2021 | Detached |
| 3 PILGRIMS WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1LJ | £163,000 | 29/10/2021 | Detached |
| 13 MONKSHOUSE COURT, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YS | £460,000 | 30/09/2021 | Detached |

**Area average:** £305,950 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £315,222 (104 Detached, PE11, 2024–2026)
- **Deviation:** -12.8%

## 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

## 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 Semi-Detached House, Hannam Boulevard, PE11 | £895/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Hannam Boulevard, PE11 | £975/mo | 3 | 0.24 miles | OpenRent |
| 3 Bed Detached House, Bourne Road, PE11 | £1,200/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed Detached House, Tyne Close, PE11 | £1,300/mo | 3 | 0.31 miles | OpenRent |
| 3 Bed Terraced House, Winsover Road, PE11 | £925/mo | 3 | 0.57 miles | OpenRent |
| 3 Bed End Terrace, Macarthur Court, PE11 | £1,000/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Terraced House, Gershwin Lane, PE11 | £895/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Terraced House, Havelock St, PE11 | £975/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Terraced House, Havelock St, PE11 | £975/mo | 3 | 0.73 miles | OpenRent |

**Average rent: £1,016/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.5×
- **Monthly cashflow:** £-230/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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).*

## Price per Square Metre

- **£/m²:** £2,500/m²

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** 50.7%

## House Price Index (HM Land Registry)

*Official index for South Holland; Detached series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 11.8%
- **10y growth (index):** 33.6%

## 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)