Sold STC Semi-detached

46 CHERRY WALK

BOSTON, LINCOLNSHIRE PE21 8AS

3 beds 1 baths 829 sq ft Listed 19 Sep 2024 (-643d)

£175,000

Offers in Excess of

Reduced on 16 Jan 2025

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# 3 bedroom semi-detached house for sale (PE21 8AS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 46 CHERRY WALK, BOSTON, LINCOLNSHIRE PE21 8AS |
| Price | £175,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 77 m² |
| Last sold | £175,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/09/2034
- **Current heating cost:** £722/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- 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/2482-3042-0201-0404-4200)

## Description

A semi-detached house in a popular residential location close to amenities. Having well presented accommodation comprising: entrance hall, lounge and modern re-fitted dining kitchen to ground floor. Three bedrooms and bathroom to first floor. Outside the property has a driveway to the front and an enclosed south facing rear garden. The property benefits from gas central heating & double glazing.

EPC rating: C. Tenure: Freehold,

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/152653916/285799) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/152653916/285800) - EPC Certificate

## FENSA Certificates

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

### FENSA Certificate #15306606
- **Address:** 46 Cherry Walk, BOSTON, PE21 8AS
- **Certificate Issued:** 17/07/2022
- **Work Completed:** 13/07/2022
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £175,000 | 21/08/2025 | Semi-detached |
| 46 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £156,000 | 04/03/2022 | Semi-detached |
| 46 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £110,000 | 19/07/2013 | Semi-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 |
|---------|-------|------|------|
| 34 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ | £210,000 | 19/12/2025 | Semi-detached |
| 2 HESSLE COURT, BOSTON, LINCOLNSHIRE, PE21 8AJ | £160,000 | 27/10/2023 | Semi-detached |
| 5 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG | £160,000 | 24/10/2023 | Semi-detached |
| 75 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB | £152,000 | 13/10/2023 | Semi-detached |
| 16 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW | £154,080 | 25/07/2023 | Semi-detached |
| [Same street] 20 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £180,000 | 02/06/2023 | Semi-detached |
| [Same street] 14 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £170,000 | 20/12/2022 | Detached |
| 29 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG | £165,000 | 01/12/2022 | Semi-detached |
| [Same street] 34 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £175,000 | 24/11/2022 | Semi-detached |
| 23 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW | £180,000 | 28/10/2022 | Semi-detached |
| 108 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB | £120,000 | 18/10/2022 | Semi-detached |
| 81 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB | £185,000 | 14/10/2022 | Semi-detached |
| [Same street] 16 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £169,950 | 26/09/2022 | Semi-detached |
| 34 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ | £202,500 | 13/05/2022 | Semi-detached |
| 6 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8AN | £124,950 | 25/03/2022 | Semi-detached |
| [Same street] 2 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £170,000 | 18/03/2022 | Semi-detached |
| ABBOTTS REST, 9 OLD MILL COURT, BOSTON, LINCOLNSHIRE, PE21 7QX | £90,500 | 18/02/2022 | Semi-detached |
| 49 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ | £155,000 | 28/01/2022 | Semi-detached |
| [Same street] 17 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £201,000 | 19/01/2022 | Detached |
| [Same street] 19 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £209,950 | 05/01/2022 | Other |
| [Same street] 12 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £116,000 | 26/11/2021 | Semi-detached |
| 18 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW | £127,000 | 18/11/2021 | Semi-detached |
| [Same street] 6 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS | £157,500 | 03/11/2021 | Semi-detached |
| 3 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW | £125,000 | 08/10/2021 | Semi-detached |
| 4 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8AN | £125,000 | 04/10/2021 | Semi-detached |
| 28 HESSLE AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DA | £155,000 | 15/09/2021 | Semi-detached |
| 4 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG | £159,000 | 11/08/2021 | Semi-detached |
| 26 IVY CRESCENT, BOSTON, LINCOLNSHIRE, PE21 8BP | £160,000 | 22/07/2021 | Semi-detached |
| 17 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW | £130,000 | 15/07/2021 | Semi-detached |

**Street average:** £172,156 (9 sales)
**Area average:** £152,002 (20 sales)

## Price vs local average

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

- **Local average:** £162,494 (43 Semi-detached, PE21, 2024–2026)
- **Deviation:** +7.7%

## Rental Range

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

- **Low:** £716/mo
- **Realistic:** £796/mo
- **Optimistic:** £876/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £733/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Windsor Crescent, PE21 | £950/mo | 3 | 1.13 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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).*

## Price per Square Metre

- **£/m²:** £2,273/m²

## Capital growth trend

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

- **5y growth:** 15.3%
- **10y growth:** 29%

## House Price Index (HM Land Registry)

*Official index for Boston; Semi-detached series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 13.1%
- **10y growth (index):** 37%

## 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

77 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£175,000 Aug 2025

Price per m²

£2,273/m²

Local average

£162,494 (+7.7%)

Deprivation

Decile 5 (14,123 of 33,755)

Street crime

356 incidents within 1 mile (Apr 2026)

Key features

Semi-detached house
Three bedrooms
Lounge & modern re-fitted dining kitchen
Driveway to front
South facing enclosed rear garden
Gas central heating
Double glazing
Popular residential location

Additional details

Heating: Gas central
Parking: Garage
Garden: Private garden
Listed property: No

Description

Listed by

Boston

The Property Franchise Group

Reference: 152653916

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 28/09/2024

Expiry date: 27/09/2034

Current heating cost: £722/year

Potential heating cost: £659/year

Est. upgrade cost to C: £14,500

Recommendations

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

EPC Graphs

EPC Certificate

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15306606 Recent

Property Details

Street: 46 Cherry Walk

Town: BOSTON

Postcode: PE21 8AS

Installation Details

Items: 3 windows

Certificate Issued: 17/07/2022

Work Completed: 13/07/2022

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

59% since 2013

Event	Date	Price	% change
Sold	21/08/2025 (10 months ago)	£175,000	+12.2%
Sold	04/03/2022 (4 years ago)	£156,000	+41.8%
Sold	19/07/2013 (12 years ago)	£110,000	—

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
34 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ	£210,000	19/12/2025	Semi-detached
2 HESSLE COURT, BOSTON, LINCOLNSHIRE, PE21 8AJ	£160,000	27/10/2023	Semi-detached
5 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG	£160,000	24/10/2023	Semi-detached
75 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB	£152,000	13/10/2023	Semi-detached
16 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW	£154,080	25/07/2023	Semi-detached
Same street 20 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£180,000	02/06/2023	Semi-detached
Same street 14 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£170,000	20/12/2022	Detached
29 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG	£165,000	01/12/2022	Semi-detached
Same street 34 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£175,000	24/11/2022	Semi-detached
23 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW	£180,000	28/10/2022	Semi-detached
108 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB	£120,000	18/10/2022	Semi-detached
81 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8BB	£185,000	14/10/2022	Semi-detached
Same street 16 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£169,950	26/09/2022	Semi-detached
34 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ	£202,500	13/05/2022	Semi-detached
6 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8AN	£124,950	25/03/2022	Semi-detached
Same street 2 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£170,000	18/03/2022	Semi-detached
ABBOTTS REST, 9 OLD MILL COURT, BOSTON, LINCOLNSHIRE, PE21 7QX	£90,500	18/02/2022	Semi-detached
49 HESSLE DRIVE, BOSTON, LINCOLNSHIRE, PE21 8BZ	£155,000	28/01/2022	Semi-detached
Same street 17 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£201,000	19/01/2022	Detached
Same street 19 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£209,950	05/01/2022	Other
Same street 12 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£116,000	26/11/2021	Semi-detached
18 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW	£127,000	18/11/2021	Semi-detached
Same street 6 CHERRY WALK, BOSTON, LINCOLNSHIRE, PE21 8AS	£157,500	03/11/2021	Semi-detached
3 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW	£125,000	08/10/2021	Semi-detached
4 WOODVILLE ROAD, BOSTON, LINCOLNSHIRE, PE21 8AN	£125,000	04/10/2021	Semi-detached
28 HESSLE AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DA	£155,000	15/09/2021	Semi-detached
4 PECK AVENUE, BOSTON, LINCOLNSHIRE, PE21 8DG	£159,000	11/08/2021	Semi-detached
26 IVY CRESCENT, BOSTON, LINCOLNSHIRE, PE21 8BP	£160,000	22/07/2021	Semi-detached
17 WESTFIELD AVENUE, BOSTON, LINCOLNSHIRE, PE21 8AW	£130,000	15/07/2021	Semi-detached

Street average: £172,156 (9 sales)

Area average: £152,002 (20 sales)

Capital growth trend

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

5y growth 15.3%

10y growth 29%

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

1y (index) 0.1%

5y (index) 13.1%

10y (index) 37%

Rental Range

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

Low £716/mo

Realistic £796/mo

Optimistic £876/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 8AS

Nearby

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

Type	Name	Distance
Bus stop	Lord Nelson PH	0.1 miles
Shop	Co-op Foodstore	0.1 miles
Shop	Applegreen	0.2 miles
Train station	Boston	0.5 miles
Hospital	Pilgrim Hospital	1.7 miles
Train station	Hubberts Bridge	2.9 miles
University	University of Lincoln - Holbeach Campus	11.5 miles

Street-level crime

Category	Count
Violence and sexual offences	114
Anti-social behaviour	86
Shoplifting	46
Criminal damage and arson	26
Burglary	20
Other theft	16
Public order	16
Drugs	8
Other crime	7
Bicycle theft	6
Possession of weapons	5
Robbery	3
Vehicle crime	3
Total incidents	356

Within 1 mile during Apr 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
Staniland Academy	Primary	0.2 miles	Outstanding — 8 Jul 2013
Carlton Road Academy	Primary	0.4 miles	Outstanding — 8 Oct 2014
Boston West Academy	Primary	0.5 miles	Good — 11 Jul 2024
Boston Pioneers Free School Academy	Primary	0.6 miles	Good — 11 Sep 2015
Bridge House Independent School	Other	0.8 miles	Good — 9 Jun 2024

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
3 Bed Semi-Detached House, Windsor Crescent, PE21	£950/mo	3	1.13 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.3%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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