# 2 bedroom terraced house for sale (PE12 9BN) ## Property Details | Key | Value | |-----|-------| | Address | 28 WEST STREET, SPALDING, LONG SUTTON, LINCOLNSHIRE PE12 9BN | | Price | £150,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £145,500 Dec 2022 | ## 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 15' 2" ( 3.51m x 4.62m ) having bay window. **Dining Room ** 11' 6" x 12' 4" ( 3.51m x 3.76m ) 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/Utility** 6' 11" x 4' 2" ( 2.11m x 1.27m ) 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) - ![Photo](/listings/photos/174827783/327978) - ![Photo](/listings/photos/174827783/327979) - ![Photo](/listings/photos/174827783/327980) - ![Photo](/listings/photos/174827783/327981) - ![Photo](/listings/photos/174827783/327983) - ![Photo](/listings/photos/174827783/327984) - ![Photo](/listings/photos/174827783/327986) - ![Photo](/listings/photos/174827783/327988) - ![Photo](/listings/photos/174827783/327989) - ![Photo](/listings/photos/174827783/327992) - ![Photo](/listings/photos/174827783/327994) - ![Photo](/listings/photos/174827783/650376) - ![Photo](/listings/photos/174827783/650377) - ![Photo](/listings/photos/174827783/650378) - ![Photo](/listings/photos/174827783/650379) - ![Photo](/listings/photos/174827783/650380) - ![Photo](/listings/photos/174827783/650381) - ![Photo](/listings/photos/174827783/650382) - ![Photo](/listings/photos/174827783/650383) - ![Photo](/listings/photos/174827783/650384) - ![Photo](/listings/photos/174827783/650385) - ![Photo](/listings/photos/174827783/650386) - ![Photo](/listings/photos/174827783/650387) - ![Photo](/listings/photos/174827783/650388) - ![Photo](/listings/photos/174827783/650389) ## Floorplans - ![Floorplan 1](/listings/photos/174827783/327995) - Floorplan 1 - ![Floorplan 1](/listings/photos/174827783/650390) - 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:** -3.5% ## 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):** £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:** 0.52% (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:** 6.2% - **Cost-to-rent:** 16.1× - **Monthly cashflow:** £82/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.3% *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).* ## 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)