# 3 bedroom semi-detached house for sale (PE12 7DN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 ALBERT STREET, SPALDING, HOLBEACH, LINCOLNSHIRE PE12 7DN |
| Price | £170,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 130 m² |
| Last sold | £145,000 Nov 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/05/2036
- **Current heating cost:** £1,453/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9547-3062-1205-9086-5204)

## Description

**SUMMARY**

Spacious three bedroom semi-detached property, WALKING DISTANCE TO RANGE OF AMENITIES. Two Reception rooms, kitchen & utility. LARGE FAMILY BATHROOM WITH FOUR PIECE SUITE. Enclosed low maintenance courtyard style garden & on street parking to the front. POSSIBLE USE AS HMO WITH APPROPRIATE CONSENTS

**DESCRIPTION**

Situated within walking distance of a range of amenities, this three bedroom semi-detached property dates back to the late 1800's and offers spacious accommodation throughout. Needing cosmetic updating, the property benefits from two reception rooms, kitchen and utility to the ground floor, with the second floor benefiting from three good sized bedrooms and a large family bathroom with four piece suite. Externally there is an enclosed low maintenance courtyard style garden and there is on street parking to the front on a first come first serve basis. This property might be of particular interest to investors as it may lend itself to use as a HMO with the appropriate planning/consents. Available with no chain

**Entrance Hall** 

having stairs to first floor and laminate flooring

**Lounge ** 12' 9" x 15' 4" ( 3.89m x 4.67m )

Bay window to front and feature fireplace with open fire

**Dining Room ** 10' 11" x 14' 1" ( 3.33m x 4.29m )

feature brick fireplace

**Kitchen** 14' 5" x 10' 8" ( 4.39m x 3.25m )

having a range of wall and base units, work surfaces and single bowl stainless sink. Integrated double range oven with five ring gas hob and extractor. Space for washing machine and fridge freezer, tiled floor, wall mounted gas boiler and door to:

**Utility Room ** 9' 10" x 10' 8" ( 3.00m x 3.25m )

space and plumbing for washing machine and French doors to garden. Possibility for conversion to a downstairs bathroom

**Landing ** 

**Bedroom 1** 12' 9" x 10' 5" ( 3.89m x 3.17m )

**Bedroom 2** 12' 9" x 10' 5" ( 3.89m x 3.17m )

**Bedroom 3** 14' 4" x 10' 6" ( 4.37m x 3.20m )

**Bathroom ** 7' 7" x 14' 7" ( 2.31m x 4.45m )

comprising four piece suite of high cistern WC, 'his and hers' sinks, bath and walk-in double shower cubicle with dual head shower. Extractor and built-in airing cupboard with shelving

**Outside ** 

the rear garden can be accessed via a side gate and is fully enclosed by timber fencing. Low maintenance in its entirety, the garden is laid to a combination of concrete and gravel with a small raised patio

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/167663978/256894)
- ![Photo](/listings/photos/167663978/256895)
- ![Photo](/listings/photos/167663978/256897)
- ![Photo](/listings/photos/167663978/256899)
- ![Photo](/listings/photos/167663978/256902)
- ![Photo](/listings/photos/167663978/256904)
- ![Photo](/listings/photos/167663978/256905)
- ![Photo](/listings/photos/167663978/256907)
- ![Photo](/listings/photos/167663978/256909)
- ![Photo](/listings/photos/167663978/256911)
- ![Photo](/listings/photos/167663978/256913)
- ![Photo](/listings/photos/167663978/256915)
- ![Photo](/listings/photos/167663978/256916)

## Floorplans

- ![Floorplan 1](/listings/photos/167663978/256917) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/167663978/256918) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £145,000 | 30/11/2021 | Semi-detached |
| 18 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £144,500 | 04/05/2007 | Semi-detached |
| 18 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £117,950 | 25/07/2003 | Semi-detached |
| 18 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £38,500 | 28/08/1998 | 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 |
|---------|-------|------|------|
| 10 ALBERT WALK, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DP | £162,500 | 17/12/2025 | Semi-detached |
| [Same street] 23B ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £118,750 | 05/04/2023 | Semi-detached |
| [Same street] 24 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £135,000 | 15/07/2022 | Semi-detached |
| [Same street] 22 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £130,000 | 21/01/2022 | Terraced |
| 8 ALBERT WALK, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DP | £139,500 | 17/12/2021 | Semi-detached |
| [Same street] 11 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £105,000 | 15/10/2021 | Terraced |
| [Same street] 6A ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £142,000 | 21/09/2021 | Terraced |
| 14 PARK ROAD, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7EE | £243,000 | 14/09/2021 | Semi-detached |
| [Same street] 8 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £95,000 | 20/08/2021 | Terraced |
| [Same street] 16 ALBERT STREET, HOLBEACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 7DN | £180,000 | 05/08/2021 | Detached |

**Street average:** £129,393 (7 sales)
**Area average:** £181,667 (3 sales)

## Price vs local average

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

- **Local average:** £192,749 (45 Semi-detached, PE12, 2024–2026)
- **Deviation:** -11.8%

## 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):** £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 Terraced House, Fleet Mews, PE12 | £850/mo | 3 | 0.12 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £71/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*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:** £1,308/m²

## Capital growth trend

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

- **5y growth:** 1.6%
- **10y growth:** 31.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.3%
- **5y growth (index):** 12.9%
- **10y growth (index):** 37.1%

## 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)