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

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 WEST STREET, SPALDING, LONG SUTTON, LINCOLNSHIRE PE12 9BN |
| Price | £850 pcm |
| Bedrooms | 2 |
| 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
- **Expiry date:** 27/09/2028
- **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

**Zero Deposit Guarantee Available**

Holding Deposit: £196.00

**SUMMARY**

A well presented terraced house situated in the town centre a short distance from a supermarket, petrol station, shops and a restaurant.

**DESCRIPTION**

A well presented terraced house situated in the popular market town of Long Sutton.  The property is located  a short distance from a supermarket, petrol station, shops and a restaurant.  The property comprises LOUNGE, DINING ROOM, KITCHEN and UTILITY ROOM with WC and wash hand basin to the ground floor and 2 DOUBLE BEDROOMS and a BATHROOM to the first floor.  There is an ENCLOSED GARDEN to the rear which overlooks the local park.  The property benefits from GAS CENTRAL HEATING and DOUBLE GLAZING.

Deposit it equivalent to 5 weeks rent.

While every reasonable effort is made to ensure the accuracy of descriptions and content, we should make you aware of the following guidance or limitations.

(1) MONEY LAUNDERING REGULATIONS – prospective tenants will be asked to produce identification documentation during the referencing process and we would ask for your co-operation in order that there will be no delay in agreeing a tenancy.

(2) These particulars do not constitute part or all of an offer or contract.

(3) The text, photographs and plans are for guidance only and are not necessarily comprehensive.

(4) Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully to satisfy yourself of their accuracy.

(5) You should make your own enquiries regarding the property in respect of things such as furnishings to be included/excluded and what facilities are/are not available.

(6) Before you enter into any tenancy for one of the advertised properties, the condition and contents of the property will normally be set out in a tenancy agreement and inventory. Please make sure you carefully read and agree with the tenancy agreement and any inventory provided before signing these documents.

## Property Photos

- ![Front](/listings/photos/158721086/327982) - Front
- ![Kitchen](/listings/photos/158721086/327985) - Kitchen
- ![Living Room](/listings/photos/158721086/327987) - Living Room
- ![Dining room](/listings/photos/158721086/327990) - Dining room
- ![Bedroom 1](/listings/photos/158721086/327991) - Bedroom 1
- ![Bedroom 2](/listings/photos/158721086/327993) - Bedroom 2
- ![Bathroom](/listings/photos/158721086/327997) - Bathroom

## EPC Graphs

- ![EPC](/listings/photos/158721086/327998) - EPC
- ![EPC](/listings/photos/158721086/327999) - EPC

## 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)**

## Rent-driven metrics

*Based on OpenRent comparables (median £775/mo).*

- **Gross yield:** 1094.1%
- **Monthly cashflow:** £669/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3257.5%

*Gross yield = annual rent as % of price (no costs). 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:** £11/m²

## 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)