# 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 | | 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) - ![Photo](/listings/photos/163688918/366109) - ![Photo](/listings/photos/163688918/366110) - ![Photo](/listings/photos/163688918/366111) - ![Photo](/listings/photos/163688918/366112) - ![Photo](/listings/photos/163688918/366113) - ![Photo](/listings/photos/163688918/366114) - ![Photo](/listings/photos/163688918/366115) - ![Photo](/listings/photos/163688918/366116) - ![Photo](/listings/photos/163688918/366117) - ![Photo](/listings/photos/163688918/366118) - ![Photo](/listings/photos/163688918/366119) - ![Photo](/listings/photos/163688918/366120) - ![Photo](/listings/photos/163688918/366121) - ![Photo](/listings/photos/163688918/366122) - ![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:** 28.4% - **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)