# 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

- ![Photo](/listings/photos/152653916/285782)
- ![Photo](/listings/photos/152653916/285783)
- ![Photo](/listings/photos/152653916/285784)
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- ![Photo](/listings/photos/152653916/285789)
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- ![Photo](/listings/photos/152653916/285791)
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- ![Photo](/listings/photos/152653916/285793)
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- ![Photo](/listings/photos/152653916/285795)
- ![Photo](/listings/photos/152653916/285796)
- ![Photo](/listings/photos/152653916/285797)
- ![Photo](/listings/photos/152653916/285798)

## 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)