# 2 bedroom cottage for sale (PE22 8SE) ## Property Details | Key | Value | |-----|-------| | Address | PEAR TREE COTTAGE, MAIN ROAD, BOSTON, FRISKNEY, LINCOLNSHIRE PE22 8SE | | Price | £140,000 | | Bedrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 89 m² | | Last sold | £152,000 May 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** A - **Current heating cost:** £930/year - **Est. upgrade cost to C:** £40,175 ### Recommendations - A2 (£850 - £1,500) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6135-6426-5200-0354-8206) ## Description Boasting OPEN VIEWS to all aspects, Pear Tree Cottage has NO IMMEDIATE NEIGHBOURS and is being offered for sale with NO ONWARD CHAIN. Sitting in a total plot in excess of 1/3 acre, the property would benefit from a scheme of modernisation to the purchasers own specification and budget. Call to view. **Location** - Pear Tree Cottage is in the small village of Friskney, home to Lincolnshire Wildlife Park. Friskney also offers a few amenities including a public house with restaurant, a primary school, a village hall and a convenience store with post office. There are further amenities available in the neighbouring village of Wainfleet. The coastal resort of Skegness is approx 7 miles and the historic Market Town of Boston is approx 14 miles. There are a variety of walks nearby. It is possible to walk along the old sea bank to Gibraltar Point Nature Reserve and Visitor Centre. The Lincolnshire Wolds, a designated Area of Outstanding Natural Beauty, are also close by. **Amenities** - The village of Wainfleet, home of the infamous Batemans Brewery, is an ancient port and market town which is self-sufficient for shopping with supermarket, greengrocers, hotel, hairdressers, butchers, newsagent, petrol station, fish and chip shops, fishing equipment and bait shop, tea shop, take-aways, public houses and pharmacy. **Accommodation** - Having side entrance door opening to:- **Kitchen** - 16'8" x 6'6" (5.08m x 1.98m) - Having window to rear elevation; stainless steel sink and drainer; plumbing for washing machine and dishwasher; space for fridge/freezer; tiled floor; door to Dining Room and door to:- **Pantry** - 10'2" x 4'6" (3.10m x 1.37m) - Having window to rear elevation; boiler and tiled floor. **Dining Room** - 14'7" x 13'6" (4.45m x 4.11m) - Having window to front elevation; tiled floor; door to inner lobby; window to side elevation; radiator; fireplace; door to understairs storage cupboard; **Inner Lobby** - Having door to Lounge and stairs off. **Lounge** - 13'3" x 9'9" (4.04m x 2.97m) - Windows to front and side elevations; wood flooring and radiator. **Landing** - Having window to front elevation. **Bedroom 1** - 13'4" x 9'11" (4.06m x 3.02m) - Having windows to front and rear elevations and radiator. **Bedroom 2** - 10'10" x 7'3" (3.30m x 2.21m) - Having window to front elevation and radiator. **Bathroom** - Having window to front elevation; wash hand basin; W C; radiator and bath with mains shower over. **Exterior** - The property sits on a total plot in excess of one-third-of-an-acre (sts). The gardens are predominantly laid to lawn. **Viewings** - Strictly by appointment with the selling agents Bruce Mather Limited (Tel: 01205 365032). Note: All measurements are approximate. The services, fixtures and fittings have not been tested by the Agent. All properties are offered subject to contract or formal lease. Bruce Mather Limited, for themselves and for Sellers and Lessors of this property whose Agent they are, give notice that:- 1) These particulars, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of any offer or contract; 2) All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending Buyers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their accuracy; 3) No person in this employment of Bruce Mather Limited has any authority to make or give any representation or warranty whatsoever in relation to this property. ## Property Photos - ![Photo](/listings/photos/74014634/260085) - ![Photo](/listings/photos/74014634/260087) - ![Photo](/listings/photos/74014634/260088) - ![Photo](/listings/photos/74014634/260089) - ![Photo](/listings/photos/74014634/260090) - ![Photo](/listings/photos/74014634/260091) - ![Photo](/listings/photos/74014634/260092) ## EPC Graphs - ![EPC 1](/listings/photos/74014634/260093) - EPC 1 - ![EPC 2](/listings/photos/74014634/260094) - EPC 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PEAR TREE COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £152,000 | 31/05/2019 | 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 | |---------|-------|------|------| | FANTHORPE HOUSE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EP | £325,000 | 18/12/2025 | Detached | | WISTERIA CHURCH ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RD | £230,000 | 15/12/2025 | Detached | | PANTILES 1 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RN | £307,000 | 11/12/2025 | Detached | | WELLINGTON HOUSE FOLD HILL, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RG | £360,000 | 09/12/2025 | Detached | | CONISTON HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DG | £170,000 | 02/12/2025 | Detached | | WHITE HOUSE FARM LOW LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8QR | £11,821,327 | 24/11/2025 | Detached | | MILLWAY 2 FIELD LANE, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8RH | £225,000 | 24/11/2025 | Detached | | 60 HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ | £320,000 | 07/11/2025 | Detached | | GREEN HEDGES WEST FEN LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BD | £368,000 | 06/10/2025 | Detached | | ROSEWOOD HORBLING LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DQ | £190,000 | 08/08/2025 | Detached | | BEDFORD COTTAGE CHURCH ROAD, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EN | £290,000 | 28/07/2025 | Detached | | 12 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD | £359,545 | 28/07/2025 | Detached | | 42 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ | £170,000 | 08/07/2025 | Detached | | 7 STICKNEY CHASE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8DD | £265,000 | 03/06/2025 | Detached | | ASHDOWN HALL LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BA | £287,000 | 25/04/2025 | Detached | | WOODSIDE MAIN ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AA | £225,000 | 28/02/2025 | Detached | | SWAN HOLME PINFOLD LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AN | £220,000 | 08/12/2023 | Detached | | 59 HOLMES ROAD, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8AZ | £77,400 | 10/11/2023 | Detached | | FOLLY LANE CORNER FOLLY LANE, STICKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8BL | £145,000 | 31/10/2023 | Detached | | BRAMLEY HEDGE CUL DE SAC, STICKFORD, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8EY | £284,000 | 20/10/2023 | Detached | | [Same street] SCHOOL FARM COTTAGE MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £370,000 | 28/06/2023 | Detached | | [Same street] MAR-JEN MAIN ROAD, FRISKNEY, BOSTON, EAST LINDSEY, LINCOLNSHIRE, PE22 8SE | £395,800 | 17/08/2021 | Detached | **Street average:** £382,900 (2 sales) **Area average:** £831,964 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £563,691 (40 Detached, PE22, 2024–2026) - **Deviation:** -75.2% ## Rental Range *ONS Price Index of Private Rents (East Lindsey). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £618/mo - **Realistic:** £687/mo - **Optimistic:** £756/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lincolnshire Fens (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £623/mo ## 1% Rule - **Rent ratio:** 0.49% (weak for cashflow) - **Max investor price (0.8%):** £85,875 - **Target investor price (1%):** £68,700 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £1,573/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 141.3% - **10y growth:** 235.8% ## House Price Index (HM Land Registry) *Official index for East Lindsey; Detached series; as of March 2026.* - **1y growth (index):** 0.8% - **5y growth (index):** 18.3% - **10y growth (index):** 48.3% ## 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)