Sold STC Terraced

61 GRANVILLE STREET

BOSTON, LINCOLNSHIRE PE21 8PG

3 beds 1 baths 980 sq ft Listed 8 Feb 2017 (-3461d)

£90,000

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# 3 bedroom terraced house for sale (PE21 8PG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 61 GRANVILLE STREET, BOSTON, LINCOLNSHIRE PE21 8PG |
| Price | £90,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 91 m² |
| Last sold | £85,000 Jul 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/03/2033
- **Current heating cost:** £1,233/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2937-8270-2097-8511)

## Description

THREE BEDROOMED MID TERRACE HOUSE REQUIRING MODERNISATION. The property is situated conveniently for Boston town centre and many other amenities including Asda supermarket. The accommodation briefly comprises lounge, separate dining room, kitchen, three independent bedrooms and upstairs bathroom. Part uPVC double glazing and rear garden. IDEAL INVESTMENT OPPORTUNITY. No onward chain. EPC rating G20.

Property ref: 121_2102_4159618

## Property Photos

- ![Photo](/listings/photos/58033723/1554822)

## Floorplans

- ![Floorplan 1](/listings/photos/58033723/1554823) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/58033723/1554826) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £85,000 | 14/07/2017 | 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 |
|---------|-------|------|------|
| 44 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH | £114,950 | 19/01/2026 | Terraced |
| 15 ALBERT STREET, BOSTON, LINCOLNSHIRE, PE21 8PE | £98,500 | 05/12/2025 | Terraced |
| 30 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH | £128,000 | 28/11/2025 | Terraced |
| 23 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ | £120,000 | 01/10/2025 | Terraced |
| [Same street] 25 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £110,000 | 02/06/2025 | Terraced |
| [Same street] 27 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £106,500 | 27/03/2025 | Terraced |
| [Same street] 63 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £82,000 | 19/07/2024 | Terraced |
| [Same street] 83 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £107,500 | 21/03/2024 | Semi-detached |
| 64 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH | £55,000 | 17/11/2023 | Terraced |
| [Same street] 55 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £115,000 | 09/10/2023 | Terraced |
| 78 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA | £140,000 | 24/04/2023 | Terraced |
| 48 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA | £175,000 | 28/11/2022 | Terraced |
| 6 LANGRICK ROAD, BOSTON, LINCOLNSHIRE, PE21 8HT | £149,950 | 17/11/2022 | Terraced |
| 31 BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HD | £119,950 | 14/11/2022 | Terraced |
| 5 PRINCESS STREET, BOSTON, LINCOLNSHIRE, PE21 8HE | £103,000 | 30/09/2022 | Terraced |
| 66 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PF | £128,000 | 23/09/2022 | Terraced |
| 80 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH | £119,950 | 12/09/2022 | Terraced |
| 58 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PF | £151,000 | 02/09/2022 | Terraced |
| 25 BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HD | £101,280 | 26/08/2022 | Terraced |
| 29 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ | £55,000 | 15/06/2022 | Terraced |
| 86 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NY | £93,000 | 25/01/2022 | Terraced |
| [Same street] 23 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG | £80,000 | 19/01/2022 | Terraced |
| 76 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA | £129,950 | 14/01/2022 | Terraced |
| 85 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ | £110,000 | 23/12/2021 | Terraced |
| 12 FYDELL COURT, BOSTON, LINCOLNSHIRE, PE21 8QB | £115,000 | 22/11/2021 | Terraced |
| 57C BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HF | £124,000 | 04/11/2021 | Terraced |

**Street average:** £100,167 (6 sales)
**Area average:** £116,577 (20 sales)

## Price vs local average

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

- **Local average:** £115,717 (41 Terraced, PE21, 2024–2026)
- **Deviation:** -22.2%

## Rental Range

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

- **Low:** £720/mo
- **Realistic:** £800/mo
- **Optimistic:** £880/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £733/mo

## 1% Rule

- **Rent ratio:** 0.89% (okay)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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:** £989/m²

## Capital growth trend

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

- **5y growth:** -3.1%
- **10y growth:** 13.7%

## House Price Index (HM Land Registry)

*Official index for Boston; Terraced series; as of April 2026.*

- **1y growth (index):** 6.3%
- **5y growth (index):** 17.2%
- **10y growth (index):** 41.7%

## 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

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Property details

Floor area

91 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£85,000 Jul 2017

Price per m²

£989/m²

Local average

£115,717 (-22.2%)

Deprivation

Decile 2 (3,852 of 33,755)

Street crime

1 incident within 1 mile (May 2026)

Key features

3 BED MID TERRACE HOUSE REQUIRING MODERNISATION.
SITUATED CONVENIENTLY FOR THE TOWN CENTRE.
CLOSE TO ASDA SUPERMARKET.
LOUNGE, DINING ROOM, KITCHEN.
3 INDEPENDENT BEDROOMS.
UPSTAIRS BATHROOM.
PART UPVC DOUBLE GLAZING.
REAR GARDEN.
IDEAL INVESTMENT OPPORTUNITY.
NO ONWARD CHAIN.

Additional details

Garden: Yes

Description

Listed by

Boston

Sharman Burgess

Reference: 58033723

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 13/03/2023

Expiry date: 12/03/2033

Current heating cost: £1,233/year

Potential heating cost: £824/year

Est. upgrade cost to C: £23,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	14/07/2017 (9 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
44 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH	£114,950	19/01/2026	Terraced
15 ALBERT STREET, BOSTON, LINCOLNSHIRE, PE21 8PE	£98,500	05/12/2025	Terraced
30 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH	£128,000	28/11/2025	Terraced
23 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ	£120,000	01/10/2025	Terraced
Same street 25 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£110,000	02/06/2025	Terraced
Same street 27 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£106,500	27/03/2025	Terraced
Same street 63 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£82,000	19/07/2024	Terraced
Same street 83 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£107,500	21/03/2024	Semi-detached
64 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH	£55,000	17/11/2023	Terraced
Same street 55 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£115,000	09/10/2023	Terraced
78 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA	£140,000	24/04/2023	Terraced
48 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA	£175,000	28/11/2022	Terraced
6 LANGRICK ROAD, BOSTON, LINCOLNSHIRE, PE21 8HT	£149,950	17/11/2022	Terraced
31 BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HD	£119,950	14/11/2022	Terraced
5 PRINCESS STREET, BOSTON, LINCOLNSHIRE, PE21 8HE	£103,000	30/09/2022	Terraced
66 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PF	£128,000	23/09/2022	Terraced
80 ARGYLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PH	£119,950	12/09/2022	Terraced
58 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PF	£151,000	02/09/2022	Terraced
25 BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HD	£101,280	26/08/2022	Terraced
29 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ	£55,000	15/06/2022	Terraced
86 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NY	£93,000	25/01/2022	Terraced
Same street 23 GRANVILLE STREET, BOSTON, LINCOLNSHIRE, PE21 8PG	£80,000	19/01/2022	Terraced
76 CARLTON ROAD, BOSTON, LINCOLNSHIRE, PE21 8PA	£129,950	14/01/2022	Terraced
85 SYDNEY STREET, BOSTON, LINCOLNSHIRE, PE21 8NZ	£110,000	23/12/2021	Terraced
12 FYDELL COURT, BOSTON, LINCOLNSHIRE, PE21 8QB	£115,000	22/11/2021	Terraced
57C BROTHERTOFT ROAD, BOSTON, LINCOLNSHIRE, PE21 8HF	£124,000	04/11/2021	Terraced

Street average: £100,167 (6 sales)

Area average: £116,577 (20 sales)

Capital growth trend

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

5y growth -3.1%

10y growth 13.7%

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

1y (index) 6.3%

5y (index) 17.2%

10y (index) 41.7%

Rental Range

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

Low £720/mo

Realistic £800/mo

Optimistic £880/mo

Based on Local Authority from postcode lookup → Boston.

LHA (30th percentile) floor for Lincolnshire Fens: £733/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE21 8PG

Nearby

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

Type	Name	Distance
Bus stop	Granville Street	0.0 miles
Bus stop	Brothertoft Road	0.0 miles
Shop	Fays	0.1 miles
Shop	Baltic Food Park	0.1 miles
Train station	Boston	0.4 miles
Hospital	Norton Lea	1.3 miles
Hospital	Pilgrim Hospital	1.5 miles
Train station	Hubberts Bridge	2.9 miles
University	University of Lincoln - Holbeach Campus	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

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
Carlton Road Academy	Primary	0.3 miles	Outstanding — 8 Oct 2014
Staniland Academy	Primary	0.5 miles	Outstanding — 8 Jul 2013
Boston West Academy	Primary	0.6 miles	Good — 11 Jul 2024
Park Academy	Primary	0.6 miles	Good — 16 Jun 2020
Boston Pioneers Free School Academy	Primary	0.7 miles	Good — 11 Sep 2015

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.89%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

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).