# 4 bedroom detached house for sale (PE11 1GG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 FERN DRIVE, SPALDING, LINCOLNSHIRE PE11 1GG |
| Price | £299,995 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Last sold | £295,000 Oct 2019 |

## Description

Pleasantly situated with the riverbank walk not too far away and within access to the town centre amenities and local schools, this superbly presented family home sure does have a lot to offer! A generous entrance hall welcomes you into the property which leads to a good sized lounge with glass panelled doors opening into the dining room letting in lots of natural light right the way through the house. There is a kitchen diner, utility room, cloakroom, an additional study and the bonus of a family room - suitable for a variety of uses! The bright and airy first floor offers a spacious gallery style landing leading to four good size bedrooms, two of which have built-in wardrobes, two modern en-suites and a neutral family bathroom. Externally, the property benefits from a block paved driveway leading to the double garage and a well maintained rear garden to sit and enjoy the peaceful surroundings.

**Large Entrance Hall** - 17'5 x 8' (5.31m x 2.44m) - Part glazed door to front aspect. Carpeted with integral mat. Alarm panel. Radiator. Stairs to first floor landing. Understairs storage cupboard. Skimmed ceiling. Two ceiling lights. Thermostat control.

**Cloakroom** - 5'08 x 3'11 (1.73m x 1.19m) - Upvc window to side aspect. Tiled flooring. Toilet. Wash hand basin. Radiator. Skimmed ceiling. Ceiling light.

**Lounge** - 16'1 x 11' (4.90m x 3.35m) - Two Upvc windows to front aspect. Carpeted. Two radiators. Television point. BT point. Skimmed ceiling. Ceiling light. Featured fireplace. Glazed double doors opening into the dining room.

**Dining Room** - 12'5 x 11'6 (3.78m x 3.51m) - Upvc French doors to rear aspect. Wood effect flooring. Radiator. Skimmed ceiling. Ceiling light.

**Study** - 8'5 x 7'4 (2.57m x 2.24m) - Upvc window to rear aspect. Wood effect laminate flooring. Radiator. Skimmed ceiling. Ceiling light.

**Kitchen Diner** - 15'11 x 8'9 (4.85m x 2.67m) - Upvc window to the side and rear aspect. Wood effect laminate flooring. Range of base and wall units with roll top work surface over. Sink with quarter bowl and drainer. Integrated eye level oven. Four ring gas hob with stainless steel extractor above. Wood effect laminate flooring. Spot lighting and ceiling light. Under lights. Radiator. Integrated dishwasher. Skimmed ceiling. Space for freestanding fridge and freezer. Door to utility room.

**Utility Room** - 5'10 x 5'09 (1.78m x 1.75m) - Part glazed Upvc door to side aspect. Wood effect laminate flooring. Base and wall units with roll top work surface over with stainless steel bowl sink. Skimmed ceiling. Ceiling light. Space for washing machine.

**Family Room** - 9'11 x 9'1 (3.02m x 2.77m) - Upvc window to front aspect. Carpeted. Radiator. Skimmed ceiling. Ceiling light. Television point.

**Gallery Style Landing** - 16'11 x 9'1 (5.16m x 2.77m) - Spacious landing with a large airing cupboard housing the Glow Worm gas boiler and shelving. Carpeted. Skimmed ceiling. Ceiling light. Loft access. Smoke alarm. Radiator.

**Master Bedroom** - 17'7 x 12'2 (5.36m x 3.71m) - Three Upvc windows to front elevation. Carpeted. Skimmed ceiling. Ceiling light. BT point. Television point. Radiator. Built-in double wardrobe with hanging rail. Door to en-suite.

**En-Suite** - Upvc window to side elevation. Shower cubicle with glass door. Skimmed ceiling. Ceiling light. Shaver point. Radiator. Vinyl flooring. Wash hand basin. Toilet. Extractor fan.

**Bedroom Two** - 11'5 x 10'5 (3.48m x 3.18m) - Upvc window to rear elevation. Carpeted. Radiator. Skimmed ceiling. Ceiling light. Television point. Built-in double wardrobe.

**Bedroom Three** - 9'9 x 8'10 (2.97m x 2.69m) - Upvc window to rear elevation. Carpeted. Radiator. Skimmed ceiling. Ceiling light. Television point. Door to ensuite

**Ensuite** - Upvc window to side elevation. Tiled flooring. Skimmed ceiling. Ceiling light. Radiator. Toilet. Wash hand basin. Shower cubicle with glass door. Extractor fan.

**Bedroom Four** - 8'3 x 8'1 (2.51m x 2.46m) - Upvc window to rear elevation. Carpeted. Radiator. Skimmed ceiling. Ceiling light. Television point.

**Family Bathroom** - 8'10 x 7'8 (2.69m x 2.34m) - Upvc window to side elevation. Tiled flooring. Part tiled walls. Panelled bath with hand held shower attachment over. Wash hand basin. Toilet. Extractor fan. Skimmed ceiling. Ceiling light.

**Exterior** - The property is approached via a block paved driveway which provides off road parking and access to the double garage. The rear of the property is fully enclosed, mainly laid to lawn with paved area ideal for seating, patio area to the rear and further garden space to the side. Access to the garage through pedestrian door.

**Double Garage** - 16'10 x 13'05 (5.13m x 4.09m) - Electric rolling doors. Boarded loft.

**Property Postcode** - For location purposes the postcode of this property is: PE11 1GG

**Additional Information** - Freehold with vacant possession on completion.

Council Tax Band E

PLEASE NOTE: All photos are property of Ark Property Centre and can't not be used without their explicit permission.

**Viewing** - Viewing is by appointment with Ark Property Centre only. We suggest you call our office for full information about this property before arranging a viewing.

**Offer Procedure** - Please note: before an offer is agreed on a property you will be asked to provide I.D and proof of finance, in compliance with the Estate Agents (undesirable Practices) order 1991 and money laundering regulations. 

If a cash offer is made, which is not subject to the sale of a property, proof of funds will be requested or confirmation of your funds from your solicitor.

**Ark Property Centre** - If you are thinking about selling your property or are not happy with your current agent - we can offer a FREE valuation service with no obligation.

We can also offer full Financial and Solicitor services. Please note we do get a referral fee for any recommended client service used.

**Disclaimer** - These particulars, whilst believed to be accurate are set out as general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has authority to make or give representation or warranty in respect of the property. These details are subject to change.

These particulars, whilst believed to be accurate are set out as general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has authority to make or give representation or warranty in respect of the property. These details are subject to change.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/80558585/273329) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/80558585/273336) - EPC 1
- ![EPC 2](/listings/photos/80558585/273341) - EPC 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12471504
- **Address:** 12 Fern Drive, SPALDING, PE11 1GG
- **Certificate Issued:** 31/07/2017
- **Work Completed:** 03/07/2017
- **Items:** 17 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £295,000 | 22/10/2019 | Detached |
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £208,000 | 04/05/2011 | Detached |
| 12 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £132,995 | 30/06/2000 | 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 |
|---------|-------|------|------|
| 10 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £299,950 | 18/12/2025 | Detached |
| 16 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £262,000 | 18/12/2025 | Detached |
| [Same street] 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £435,000 | 27/11/2025 | Detached |
| 13 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £235,000 | 08/05/2025 | Detached |
| 4 ROSE LEIGH WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GW | £402,500 | 24/11/2023 | Detached |
| 18 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £255,000 | 27/10/2023 | Detached |
| 32 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £296,000 | 17/10/2023 | Detached |
| 4 FLEUR DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GL | £385,000 | 25/08/2023 | Detached |
| 3 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £270,000 | 16/05/2023 | Detached |
| 29 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QW | £270,000 | 17/10/2022 | Detached |
| 12 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QP | £300,000 | 14/10/2022 | Detached |
| [Same street] 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £378,000 | 30/09/2022 | Detached |
| 206 SPALDING ROAD, PINCHBECK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PB | £365,000 | 22/08/2022 | Detached |
| 13 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £317,500 | 01/08/2022 | Detached |
| 16 FAIRVIEW WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PL | £250,000 | 22/07/2022 | Detached |
| 5 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £249,995 | 11/07/2022 | Detached |
| 146 PINCHBECK ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QN | £368,000 | 01/07/2022 | Detached |
| 21 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £310,000 | 01/06/2022 | Detached |
| 20 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QP | £320,000 | 06/05/2022 | Detached |
| 43 FAIRVIEW WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PL | £285,000 | 26/04/2022 | Detached |
| 13 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £218,500 | 22/04/2022 | Detached |
| 13 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £255,000 | 14/04/2022 | Detached |
| [Same street] 8 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £360,000 | 24/06/2021 | Detached |

**Street average:** £391,000 (3 sales)
**Area average:** £295,722 (20 sales)

## Price vs local average

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

- **Local average:** £318,370 (99 Detached, PE11, 2024–2026)
- **Deviation:** -5.8%

## 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):** £863/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 |
|------|------|------|------|------|
| 4 Bed Bungalow, Woolram Wygate, PE11 | £1,500/mo | 4 | 0.24 miles | OpenRent |
| 4 Bed Semi-Detached House, Tyne Close, PE11 | £1,400/mo | 4 | 0.96 miles | OpenRent |

**Average rent: £1,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,450/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £99/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** 22.3%
- **10y growth:** 55.3%

## House Price Index (HM Land Registry)

*Official index for South Holland; Detached series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 10.9%
- **10y growth (index):** 33.8%

## 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)