For sale Terraced

28 WEST STREET

SPALDING, LONG SUTTON, LINCOLNSHIRE PE12 9BN

2 beds 1 baths 850 sq ft Listed 23 Apr 2026 (-48d)

£154,950

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# 2 bedroom terraced house for sale (PE12 9BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 WEST STREET, SPALDING, LONG SUTTON, LINCOLNSHIRE PE12 9BN |
| Price | £154,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: before 1900 |
| Floor area | 79 m² |
| Last sold | £145,500 Dec 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £756/year

### Recommendations
- Q (14,000)
- W2 (6,000)
- E (10)
- G (450)
- I (3,000)
- T2 (900)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2888-2067-6211-4468-8980)

## Description

**SUMMARY**

IDEAL INVESTOR OF FIRST TIME BUYER PROPERTY. This 2 bedroom terrace is situated in the centre of Long Sutton which offers a range of amenities, cafes and pubs. With 2 reception rooms and both a family bathroom and downstairs cloakroom.

**DESCRIPTION**

ARE YOU LOOKING AT BUYING AN INVESTMENT PROPERTY OR MAYBE LOOKING TO TO GET ON TO THE PROPERTY LADDER. This property could be just what you are looking for. With lounge, dining room, kitchen and cloakroom to the ground floor. Two bedrooms and family bathroom upstairs complete the layout if this lovely home. Within walking distance of town offering local amenities, cafes and pubs.

**Lounge ** 11' 6" x 12' 10" ( 3.51m x 3.91m )

having bay window.

**Dining Room ** 11' 6" x 12' 5" ( 3.51m x 3.78m )

having stairs to first floor.

**Kitchen** 6' 11" x 10' 8" ( 2.11m x 3.25m )

having range of units at base and wall level. Inset stainless steel sink, space for cooker and dishwasher. Door giving access to rear.

**Cloakroom **

having low level WC, wash hand basin and boiler.

**Bedroom 1** 13'  x 11' 6" ( 3.96m x 3.51m )

**Bedroom 2** 8' 2" x 12' 6" ( 2.49m x 3.81m )

**Bathroom **

having bath, low level WC and wash hand basin set into a vanity unit.

**Outside **

To the front is a low level wall with wrought iron handgate giving access to small foregarden.  The rear garden is laid to lawn.

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/174827783/327977)
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- ![Photo](/listings/photos/174827783/327989)
- ![Photo](/listings/photos/174827783/327992)
- ![Photo](/listings/photos/174827783/327994)

## Floorplans

- ![Floorplan 1](/listings/photos/174827783/327995) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/174827783/327996) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £145,500 | 08/12/2022 | Terraced |
| 28 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £103,000 | 05/11/2018 | Terraced |
| 28 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £95,000 | 30/06/2006 | Terraced |
| 28 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £20,500 | 09/01/1997 | 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 |
|---------|-------|------|------|
| 27 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH | £117,500 | 28/11/2025 | Terraced |
| 17 SWAPCOAT LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HD | £83,000 | 13/05/2025 | Terraced |
| 2 ADMIRAL COURT, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9GH | £115,000 | 15/11/2023 | Terraced |
| ROSE COTTAGE, 6 BULL LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HA | £156,500 | 26/08/2022 | Terraced |
| 15 SWAPCOAT LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HD | £157,500 | 19/08/2022 | Terraced |
| 11 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF | £55,000 | 08/08/2022 | Terraced |
| 13 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF | £104,500 | 05/08/2022 | Terraced |
| 39 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH | £165,000 | 01/04/2022 | Terraced |
| [Same street] CORONATION COTTAGE, 39 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £230,000 | 18/01/2022 | Detached |
| 2 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF | £160,000 | 05/01/2022 | Terraced |
| [Same street] 27 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £207,500 | 10/12/2021 | Detached |
| 7 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH | £146,000 | 03/12/2021 | Terraced |
| 27 MARKET STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DD | £485,000 | 09/11/2021 | Terraced |
| [Same street] 6 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £120,000 | 29/09/2021 | Detached |
| [Same street] 29 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £210,000 | 27/09/2021 | Detached |
| 16 DUNLIN DRIVE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9RR | £115,000 | 20/09/2021 | Terraced |
| [Same street] 12 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN | £110,000 | 23/07/2021 | Terraced |

**Street average:** £175,500 (5 sales)
**Area average:** £155,000 (12 sales)

## Price vs local average

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

- **Local average:** £155,520 (19 Terraced, PE12, 2024–2026)
- **Deviation:** -0.4%

## 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):** £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 Bungalow, Dick Turpin Way, PE12 | £850/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Semi-Detached House, Gedney Road, PE12 | £875/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Terraced House, Seagate Terrace, PE12 | £700/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Terraced House, Seagate Terrace, PE12 | £700/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £781/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*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:** £1,961/m²

## Capital growth trend

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

- **5y growth:** 26.3%
- **10y growth:** 15.9%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12

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Property details

Tenure

FREEHOLD

Floor area

79 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£145,500 Dec 2022

Price per m²

£1,961/m²

Local average

£155,520 (-0.4%)

Deprivation

Decile 5 (13,552 of 33,755)

Street crime

28 incidents within 1 mile (Apr 2026)

Key features

IDEAL INVESTOR OR FIRST TIME BUYER PROPERTY
MID TERRACE HOUSE IN TOWN CENTRE LOCATION
TWO BEDROOMS
FAMILY BATHROOM AND CLOAKROOM
LOUNGE AND SEPARATE DINING ROOM

Additional details

Garden: Back garden

Description

SUMMARY
IDEAL INVESTOR OF FIRST TIME BUYER PROPERTY. This 2 bedroom terrace is situated in the centre of Long Sutton which offers a range of amenities, cafes and pubs. With 2 reception rooms and both a family bathroom and downstairs cloakroom.

DESCRIPTION
ARE YOU LOOKING AT BUYING AN INVESTMENT PROPERTY OR MAYBE LOOKING TO TO GET ON TO THE PROPERTY LADDER. This property could be just what you are looking for. With lounge, dining room, kitchen and cloakroom to the ground floor. Two bedrooms and family bathroom upstairs complete the layout if this lovely home. Within walking distance of town offering local amenities, cafes and pubs.

Lounge 11' 6" x 12' 10" ( 3.51m x 3.91m )
having bay window.

Dining Room 11' 6" x 12' 5" ( 3.51m x 3.78m )
having stairs to first floor.

Kitchen 6' 11" x 10' 8" ( 2.11m x 3.25m )
having range of units at base and wall level. Inset stainless steel sink, space for cooker and dishwasher. Door giving access to rear.

Cloakroom
having low level WC, wash hand basin and boiler.

Bedroom 1 13' x 11' 6" ( 3.96m x 3.51m )

Bedroom 2 8' 2" x 12' 6" ( 2.49m x 3.81m )

Bathroom
having bath, low level WC and wash hand basin set into a vanity unit.

Outside
To the front is a low level wall with wrought iron handgate giving access to small foregarden. The rear garden is laid to lawn.

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.

Listed by

Long Sutton

Sequence (UK) Limited - Connells

Reference: 174827783

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/09/2018

Current heating cost: £756/year

Potential heating cost: £443/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Low energy lighting for all fixed outlets (10)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Flue gas heat recovery in conjunction with boiler (900)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

610% since 1997

Event	Date	Price	% change
Listed for sale	—	£154,950	+6.5%
Sold	08/12/2022 (3 years ago)	£145,500	+41.3%
Sold	05/11/2018 (7 years ago)	£103,000	+8.4%
Sold	30/06/2006 (19 years ago)	£95,000	+363.4%
Sold	09/01/1997 (29 years ago)	£20,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
27 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH	£117,500	28/11/2025	Terraced
17 SWAPCOAT LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HD	£83,000	13/05/2025	Terraced
2 ADMIRAL COURT, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9GH	£115,000	15/11/2023	Terraced
ROSE COTTAGE, 6 BULL LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HA	£156,500	26/08/2022	Terraced
15 SWAPCOAT LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9HD	£157,500	19/08/2022	Terraced
11 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF	£55,000	08/08/2022	Terraced
13 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF	£104,500	05/08/2022	Terraced
39 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH	£165,000	01/04/2022	Terraced
Same street CORONATION COTTAGE, 39 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN	£230,000	18/01/2022	Detached
2 TAVERNERS MEWS, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BF	£160,000	05/01/2022	Terraced
Same street 27 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN	£207,500	10/12/2021	Detached
7 PARK LANE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DH	£146,000	03/12/2021	Terraced
27 MARKET STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9DD	£485,000	09/11/2021	Terraced
Same street 6 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN	£120,000	29/09/2021	Detached
Same street 29 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN	£210,000	27/09/2021	Detached
16 DUNLIN DRIVE, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9RR	£115,000	20/09/2021	Terraced
Same street 12 WEST STREET, LONG SUTTON, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9BN	£110,000	23/07/2021	Terraced

Street average: £175,500 (5 sales)

Area average: £155,000 (12 sales)

Capital growth trend

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

5y growth 26.3%

10y growth 15.9%

House Price Index (HM Land Registry — official index, not sold-price averages): South Holland. Series: Terraced. As of March 2026.

1y (index) -0.6%

5y (index) 11.9%

10y (index) 37.8%

Rental Range

Estimated market rent for South Holland. Low = conservative, Realistic = average, Optimistic = best case.

Low £684/mo

Realistic £760/mo

Optimistic £836/mo

Based on Local Authority from postcode lookup → South Holland.

LHA (30th percentile) floor for Lincolnshire Fens: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE12 9BN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Coop Funeral Services	0.0 miles
Shop	S&D Bookmakers	0.1 miles
Bus stop	Market Court	0.2 miles
University	University of Lincoln - Holbeach Campus	5.0 miles
Hospital	Unknown	6.3 miles
Hospital	North Cambridgeshire Hospital	8.4 miles
Train station	Unknown	10.2 miles
University	Boston College Spalding	11.3 miles
Train station	Spalding	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	9
Criminal damage and arson	5
Anti-social behaviour	3
Other theft	3
Other crime	2
Public order	2
Burglary	1
Drugs	1
Possession of weapons	1
Shoplifting	1
Total incidents	28

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Long Sutton County Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
University Academy Long Sutton	Secondary	0.8 miles	Requires improvement — 14 Nov 2023
Lutton St Nicholas Primary Academy	Primary	1.5 miles	Good — 14 Jul 2016
Gedney Church End Primary Academy	Primary	1.9 miles	Inadequate — 15 May 2023
Fleet Wood Lane School	Primary	2.7 miles	Requires improvement — 26 Mar 2024

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, Dick Turpin Way, PE12	£850/mo	2	0.21 miles	OpenRent
2 Bed Semi-Detached House, Gedney Road, PE12	£875/mo	2	0.3 miles	OpenRent
2 Bed Terraced House, Seagate Terrace, PE12	£700/mo	2	0.38 miles	OpenRent
2 Bed Terraced House, Seagate Terrace, PE12	£700/mo	2	0.38 miles	OpenRent

Average rent: £781/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £62/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).