Sold STC Terraced

21 WITHINGTON STREET

SPALDING, SUTTON BRIDGE, LINCOLNSHIRE PE12 9SU

2 beds 1 baths 732 sq ft Listed 23 Jun 2025 (-355d)

£120,000

Reduced on 17 Jul 2025

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# 2 bedroom terraced house for sale (PE12 9SU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 WITHINGTON STREET, SPALDING, SUTTON BRIDGE, LINCOLNSHIRE PE12 9SU |
| Price | £120,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 68 m² |
| Last sold | £112,500 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/03/2033
- **Current heating cost:** £1,098/year
- **Est. upgrade cost to C:** £18,725

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- 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/2747-7611-2465-9452-1511)

## Description

NO ONWARD CHAIN! Nestled in the heart of Sutton Bridge, this charming two-bedroom mid-terrace house offers a comfortable and practical living space, ideal for first-time buyers, small families, or investors. The property boasts two spacious reception rooms, perfect for flexible living and entertaining. A separate utility room provides added convenience, while the well-appointed kitchen opens out to a private rear garden – ideal for relaxing or outdoor dining. Additional features include gas central heating and double glazing throughout, ensuring warmth and energy efficiency year-round. Located just a short walk from local amenities including shops, schools, and transport links, 21 Withington Street combines village charm with everyday convenience.

## Property Photos

- ![Photo](/listings/photos/163688918/366108)
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- ![Photo](/listings/photos/163688918/366123)

## Floorplans

- ![Floorplan 1](/listings/photos/163688918/366124) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £112,500 | 05/12/2025 | Terraced |
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £82,500 | 10/01/2017 | Terraced |
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £65,000 | 17/07/2013 | Terraced |
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £60,000 | 01/06/2009 | Terraced |
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £41,000 | 24/06/2002 | Terraced |
| 21 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £29,000 | 10/11/2000 | 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 |
|---------|-------|------|------|
| 6 GRANVILLE TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9ST | £112,500 | 12/12/2025 | Terraced |
| 286 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH | £135,000 | 26/03/2025 | Terraced |
| 37 HARRIET CLOSE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9QU | £130,000 | 01/12/2023 | Terraced |
| [Same street] 44 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £93,500 | 01/11/2023 | Terraced |
| 14 GRANVILLE TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9ST | £88,000 | 29/09/2023 | Terraced |
| 35 HARRIET CLOSE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9QU | £140,000 | 14/11/2022 | Terraced |
| [Same street] 11 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £125,000 | 25/10/2022 | Terraced |
| 288 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH | £134,500 | 24/10/2022 | Terraced |
| 286 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH | £90,000 | 14/10/2022 | Terraced |
| 234 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SG | £173,000 | 30/09/2022 | Terraced |
| [Same street] 49 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £145,000 | 24/08/2022 | Terraced |
| [Same street] 14 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £185,000 | 21/12/2021 | Detached |
| [Same street] 14 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £182,500 | 16/11/2021 | Detached |
| [Same street] 42 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU | £94,000 | 14/10/2021 | Terraced |
| 17 CHESTNUT TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SX | £130,000 | 24/09/2021 | Terraced |
| 29 ANNE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9TB | £134,500 | 20/08/2021 | Terraced |
| 12 CHESTNUT TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SX | £100,000 | 23/07/2021 | Terraced |

**Street average:** £137,500 (6 sales)
**Area average:** £124,318 (11 sales)

## Price vs local average

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

- **Local average:** £155,520 (19 Terraced, PE12, 2024–2026)
- **Deviation:** -22.8%

## 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):** £623/mo

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £95,000
- **Target investor price (1%):** £76,000

*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:** £1,765/m²

## Capital growth trend

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

- **5y growth:** 26.3%
- **10y growth:** 8.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.6%
- **5y growth (index):** 11.9%
- **10y growth (index):** 37.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

68 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£112,500 Dec 2025

Price per m²

£1,765/m²

Local average

£155,520 (-22.8%)

Deprivation

Decile 3 (9,332 of 33,755)

Street crime

30 incidents within 1 mile (Apr 2026)

Key features

Two Bedrooms
Lounge
Kitchen
Rear Garden
EPC - D
Bathroom
Dining Room
NO ONWARD CHAIN!

Additional details

Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Kings Lynn

Millsopps

Reference: 163688918

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 23/03/2023

Expiry date: 22/03/2033

Current heating cost: £1,098/year

Potential heating cost: £899/year

Est. upgrade cost to C: £18,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
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

Price history

288% since 2000

Event	Date	Price	% change
Sold	05/12/2025 (6 months ago)	£112,500	+36.4%
Sold	10/01/2017 (9 years ago)	£82,500	+26.9%
Sold	17/07/2013 (12 years ago)	£65,000	+8.3%
Sold	01/06/2009 (17 years ago)	£60,000	+46.3%
Sold	24/06/2002 (23 years ago)	£41,000	+41.4%
Sold	10/11/2000 (25 years ago)	£29,000	—

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
6 GRANVILLE TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9ST	£112,500	12/12/2025	Terraced
286 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH	£135,000	26/03/2025	Terraced
37 HARRIET CLOSE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9QU	£130,000	01/12/2023	Terraced
Same street 44 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£93,500	01/11/2023	Terraced
14 GRANVILLE TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9ST	£88,000	29/09/2023	Terraced
35 HARRIET CLOSE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9QU	£140,000	14/11/2022	Terraced
Same street 11 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£125,000	25/10/2022	Terraced
288 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH	£134,500	24/10/2022	Terraced
286 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SH	£90,000	14/10/2022	Terraced
234 BRIDGE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SG	£173,000	30/09/2022	Terraced
Same street 49 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£145,000	24/08/2022	Terraced
Same street 14 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£185,000	21/12/2021	Detached
Same street 14 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£182,500	16/11/2021	Detached
Same street 42 WITHINGTON STREET, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SU	£94,000	14/10/2021	Terraced
17 CHESTNUT TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SX	£130,000	24/09/2021	Terraced
29 ANNE ROAD, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9TB	£134,500	20/08/2021	Terraced
12 CHESTNUT TERRACE, SUTTON BRIDGE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 9SX	£100,000	23/07/2021	Terraced

Street average: £137,500 (6 sales)

Area average: £124,318 (11 sales)

Capital growth trend

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

5y growth 26.3%

10y growth 8.2%

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

1y (index) -0.6%

5y (index) 11.9%

10y (index) 37.8%

Rental Range

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

Low £684/mo

Realistic £760/mo

Optimistic £836/mo

Based on Local Authority from postcode lookup → South Holland.

LHA (30th percentile) floor for Lincolnshire Fens: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE12 9SU

Nearby

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

Type	Name	Distance
Bus stop	Withington Street	0.1 miles
Shop	Railway Stores	0.2 miles
Shop	Colin Whitmore	0.3 miles
Hospital	Unknown	6.2 miles
Hospital	North Cambridgeshire Hospital	7.5 miles
University	University of Lincoln - Holbeach Campus	7.6 miles
Train station	King's Lynn	9.5 miles
Train station	Watlington	11.0 miles

Street-level crime

Category	Count
Anti-social behaviour	11
Violence and sexual offences	9
Criminal damage and arson	6
Other theft	2
Drugs	1
Vehicle crime	1
Total incidents	30

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
Sutton Bridge Westmere Community Primary School	Primary	0.2 miles	Good — 17 Jan 2022
University Academy Long Sutton	Secondary	2.5 miles	Requires improvement — 14 Nov 2023
The Tydd St Mary Church of England Primary School	Primary	2.6 miles	Outstanding — 8 Nov 2023
Long Sutton County Primary School	Primary	2.8 miles	— (Inspected (no overall grade))
Lutton St Nicholas Primary Academy	Primary	3.2 miles	Good — 14 Jul 2016

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.63%

Max investor price (0.8%) £95,000

Target investor price (1%) £76,000

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).