Sold STC Detached

23 WILLOWBROOK DRIVE

PETERBOROUGH, COATES, CAMBRIDGESHIRE PE7 2JG

4 beds 2 baths 1,647 sq ft Listed 20 May 2025 (-426d)

£365,000

Guide Price

Reduced on 18 Jul 2025

Save

# 4 bedroom detached house for sale (PE7 2JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 WILLOWBROOK DRIVE, PETERBOROUGH, COATES, CAMBRIDGESHIRE PE7 2JG |
| Price | £365,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 153 m² |
| Last sold | £370,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/08/2035
- **Current heating cost:** £1,271/year
- **Est. upgrade cost to C:** £10,050

### Recommendations
- A (£900 - £1,200)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2280-5298-6050-6201-4091)

## Description

**Guide price £365,000 to £380,000** This exceptional four-bedroom detached family home is nestled in the sought-after village of Coates. Boasting a bright and welcoming entrance hall, the property features a stunning lounge seamlessly leading to a separate family room with garden-facing doors. The stylish kitchen/breakfast room connects to a dedicated dining space, complemented by a convenient downstairs WC and utility room. Upstairs, the impressive master bedroom comes complete with wardrobes and a fantastic en-suite. Three further generously sized bedrooms and a beautifully presented four-piece family bathroom complete the first floor. Outside, the rear garden offers a private retreat, while the front benefits from a double-width driveway and garage. Situated within walking distance of local schools and amenities, this outstanding home is a must-see to truly appreciate all it has to offer.

**Kitchen/Breakfast Room** - 3.63m x 3.18m (11'11" x 10'5")

**Dining Room** - 4.78m x 2.72m (15'8" x 8'11")

**Family Room** - 3.58m x 3.4m (11'9" x 11'2")

**Lounge** - 5.72m x 3.58m (18'9" x 11'9")

**Bedroom** - 4.78m x 3.43m (15'8" x 11'3")

**Bedroom** - 4.17m x 3.58m (13'8" x 11'9")

**Bedroom** - 2.84m x 4.34m (9'4" x 14'3")

**Bedroom** - 3.28m x 2.77m (10'9" x 9'1")

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/162186002/1046114) - Floorplan 1
- ![Floorplan 2](/listings/photos/162186002/1046115) - Floorplan 2

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #5183286
- **Address:** 23 Willowbrook Drive, Coates, Whittlesey, PE7 2JG
- **Certificate Issued:** 05/11/2007
- **Work Completed:** 27/07/2006
- **Items:** 6 window(s)

### FENSA Certificate #1130372
- **Address:** 23 Willowbrook Drive, Coates, Whittlesey, PE7 2JG
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 12/08/2003
- **Items:** 7 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £370,000 | 21/11/2025 | Detached |
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £275,000 | 25/06/2020 | Detached |
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £230,000 | 21/12/2015 | Detached |
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £190,000 | 12/09/2011 | Detached |
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £105,000 | 28/06/1999 | Detached |
| 23 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £85,000 | 17/08/1998 | 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 |
|---------|-------|------|------|
| [Same street] 27 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG | £400,000 | 16/12/2025 | Other |
| 42 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ | £243,000 | 21/03/2025 | Detached |
| 33 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ | £462,500 | 17/03/2023 | Detached |
| THE COTTAGE, 1 THE FOLD, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BP | £265,000 | 21/11/2022 | Detached |
| MULBERRY HOUSE, 22 FELDALE LANE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2ED | £900,000 | 20/09/2022 | Detached |
| 3 HARTLANDS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2EA | £550,000 | 07/07/2022 | Detached |
| 28 FELDALE LANE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2ED | £720,000 | 30/03/2022 | Detached |
| 24 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY | £287,500 | 18/03/2022 | Detached |
| 55 MARCH ROAD, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BX | £857,500 | 14/01/2022 | Detached |
| 26 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY | £260,000 | 10/12/2021 | Detached |
| 12 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY | £175,000 | 30/09/2021 | Detached |
| 8 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ | £440,000 | 24/09/2021 | Detached |
| 29 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY | £207,000 | 27/08/2021 | Detached |
| 21 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY | £209,000 | 13/08/2021 | Detached |

**Street average:** £400,000 (1 sale)
**Area average:** £428,962 (13 sales)

## Price vs local average

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

- **Local average:** £378,772 (110 Detached, PE7, 2024–2026)
- **Deviation:** -3.6%

## Rental Range

*ONS Price Index of Private Rents (Fenland). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £752/mo
- **Realistic:** £835/mo
- **Optimistic:** £919/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/mo

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £104,375
- **Target investor price (1%):** £83,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,386/m²

## Capital growth trend

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

- **5y growth:** 16%
- **10y growth:** 55.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 13.7%
- **10y growth (index):** 41%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

153 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£370,000 Nov 2025

Price per m²

£2,386/m²

Local average

£378,772 (-3.6%)

Deprivation

Decile 5 (14,544 of 33,755)

Street crime

12 incidents within 1 mile (May 2026)

Key features

Executive Four Bedroom Detached Family Home
Immaculate Throughout
Family Room, Lounge & Dining Room
Utility & Downstairs WC
En-Suite From Master
Spacious Bedrooms
Double Driveway & Garage
Cul-De-Sac Location
Walking Distance to Primary School
Quote Ref SS0591

Additional details

Parking: Garage
Garden: Yes

Description

Guide price £365,000 to £380,000 This exceptional four-bedroom detached family home is nestled in the sought-after village of Coates. Boasting a bright and welcoming entrance hall, the property features a stunning lounge seamlessly leading to a separate family room with garden-facing doors. The stylish kitchen/breakfast room connects to a dedicated dining space, complemented by a convenient downstairs WC and utility room. Upstairs, the impressive master bedroom comes complete with wardrobes and a fantastic en-suite. Three further generously sized bedrooms and a beautifully presented four-piece family bathroom complete the first floor. Outside, the rear garden offers a private retreat, while the front benefits from a double-width driveway and garage. Situated within walking distance of local schools and amenities, this outstanding home is a must-see to truly appreciate all it has to offer.
Kitchen/Breakfast Room - 3.63m x 3.18m (11'11" x 10'5")
Dining Room - 4.78m x 2.72m (15'8" x 8'11")
Family Room - 3.58m x 3.4m (11'9" x 11'2")
Lounge - 5.72m x 3.58m (18'9" x 11'9")
Bedroom - 4.78m x 3.43m (15'8" x 11'3")
Bedroom - 4.17m x 3.58m (13'8" x 11'9")
Bedroom - 2.84m x 4.34m (9'4" x 14'3")
Bedroom - 3.28m x 2.77m (10'9" x 9'1")

Listed by

East of England

exp world uk limited

Reference: 162186002

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 14/08/2025

Expiry date: 13/08/2035

Current heating cost: £1,271/year

Potential heating cost: £1,204/year

Est. upgrade cost to C: £10,050

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5183286

Property Details

Street: 23 Willowbrook Drive

Town: Coates, Whittlesey

Postcode: PE7 2JG

Installation Details

Items: 6 windows

Certificate Issued: 05/11/2007

Work Completed: 27/07/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #1130372

Property Details

Street: 23 Willowbrook Drive

Town: Coates, Whittlesey

Postcode: PE7 2JG

Installation Details

Items: 7 windows and 1 door

Certificate Issued: 21/11/2003

Work Completed: 12/08/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

335% since 1998

Event	Date	Price	% change
Sold	21/11/2025 (7 months ago)	£370,000	+34.5%
Sold	25/06/2020 (6 years ago)	£275,000	+19.6%
Sold	21/12/2015 (10 years ago)	£230,000	+21.1%
Sold	12/09/2011 (14 years ago)	£190,000	+81%
Sold	28/06/1999 (27 years ago)	£105,000	+23.5%
Sold	17/08/1998 (27 years ago)	£85,000	—

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
Same street 27 WILLOWBROOK DRIVE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2JG	£400,000	16/12/2025	Other
42 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ	£243,000	21/03/2025	Detached
33 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ	£462,500	17/03/2023	Detached
THE COTTAGE, 1 THE FOLD, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BP	£265,000	21/11/2022	Detached
MULBERRY HOUSE, 22 FELDALE LANE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2ED	£900,000	20/09/2022	Detached
3 HARTLANDS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2EA	£550,000	07/07/2022	Detached
28 FELDALE LANE, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2ED	£720,000	30/03/2022	Detached
24 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY	£287,500	18/03/2022	Detached
55 MARCH ROAD, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BX	£857,500	14/01/2022	Detached
26 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY	£260,000	10/12/2021	Detached
12 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY	£175,000	30/09/2021	Detached
8 NORTH GREEN, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2BQ	£440,000	24/09/2021	Detached
29 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY	£207,000	27/08/2021	Detached
21 BARNFIELD GARDENS, COATES, PETERBOROUGH, FENLAND, CAMBRIDGESHIRE, PE7 2DY	£209,000	13/08/2021	Detached

Street average: £400,000 (1 sale)

Area average: £428,962 (13 sales)

Capital growth trend

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

5y growth 16%

10y growth 55.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Fenland. Series: Detached. As of April 2026.

1y (index) 0.6%

5y (index) 13.7%

10y (index) 41%

Rental Range

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

Low £752/mo

Realistic £835/mo

Optimistic £919/mo

Based on Local Authority from postcode lookup → Fenland.

LHA (30th percentile) floor for Peterborough: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE7 2JG

Nearby

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

Type	Name	Distance
Bus stop	Blackthorn Court	0.1 miles
Shop	Spar	0.2 miles
Shop	Foot To Pedal Bike Fit	1.7 miles
Train station	Whittlesea	2.1 miles
Hospital	Riverside Practice	6.7 miles
University	ARU Peterborough	6.8 miles
University	City College Peterborough	6.9 miles
Train station	March	7.0 miles
Hospital	Doddington Community Hospital	7.1 miles

Street-level crime

Category	Count
Violence and sexual offences	10
Anti-social behaviour	1
Drugs	1
Total incidents	12

Within 1 mile during May 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
Coates Primary School	Primary	0.1 miles	Good — 20 Jul 2022
New Road Primary & Nursery School	Primary	1.7 miles	Good — 23 Jan 2022
Alderman Jacobs School	Primary	1.8 miles	Good — 6 Jul 2017
Sir Harry Smith Community College	Secondary	1.9 miles	Good — 3 Dec 2014
Park Lane Primary & Nursery School	Primary	2.6 miles	Good — 28 Feb 2019

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.23%

Max investor price (0.8%) £104,375

Target investor price (1%) £83,500

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).