# Plot for sale (PE23 5HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 69 BOSTON ROAD, SPILSBY, LINCOLNSHIRE PE23 5HH |
| Price | £70,000 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 142 m² |
| Last sold | £260,500 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 23/07/2034
- **Current heating cost:** £2,080/year
- **Est. upgrade cost to C:** £7,675

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2804-0430-2324-7055)

## Description

Willsons are pleased to be able to offer for sale this site with full planning permission situated in the popular Market Town of Spilsby, in the eastern part of Lincolnshire

Full planning permission has been granted for this area of land which is set back from the highway however offers direct road access and a building plot to accommodate a three bedroom dwelling with an integral garage.

**Full Planning Permission** - Full planning permission has been granted by East Lindsey District Council for the “erection of a bungalow with attached garage and the construction of internal access road.”  

The Planning Application Number is S/165/01669/24 and the permission was granted on 7th January 2025. 

All relevant documents relating to the Planning Application can be viewed on East Lindsey District Council website ( 

**Location & Access** - Situated on Boston Road, Spilsby, the land can be found to the rear of 69 Boston Road, with direct road access to the right hand side of the property via a 5-bar gate.  The location can be identified by a "For Sale" board close to the gate.

What3words///quarrel.prepped.angry

**Services** - All mains services are believed to be available within the public highway.  Prospective purchaser should make their own enquiries as to the availability of services.

**Boundaries** - The boundaries of the plots are shown on the plans submitted with the planning application.  The exact position has been pegged out on site.  The purchasers will be responsible for the erection of a suitable boundary fence within 6 months.

The purchaser should be deemed to have full knowledge of all boundaries and neither the vendor nor the selling agent will be responsible for defining the boundaries nor their ownership.

**Plot Dimensions (Approximate)** - Plot: Average  Width 31m. Average Length 20m.  

Land & Access: Average Length 45m. Min Width 4.3m Max Width 5m.

**Sporting, Timber & Mineral Rights** - Sporting, timber and mineral rights are included in the sale insofar as they are owned, subject to statutory exclusions.

**Hm Land Registry** - Currently, the development site is not registered with HM Land Registry.

**Restrictions, Easements, Wayleaves & Rights Of Way** - All the land is sold subject to and with the help and benefit of all existing rights, including rights of way whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, and all wayleaves whether referred to or not in these particulars.  The adjoining property 69 Boston Road retains the right to discharge foul waste across the area of plot.

**Viewing** - The site may be viewed at any reasonable time during daylight hours providing a set of particulars are to hand and you have made contact with our Alford Office to leave your contact details. When viewing, interested parties are responsible for their own safety and view at their own risk.

**Local Authorities** - Lincolnshire County Council

Newlands, Lincoln LN1 1YW. Tel:  .

East Lindsey District Council

The Hub, Mareham Road, Horncastle, Lincolnshire, LN9 6PH. 

Tel:  

Anglian Water - Tel:   

Western Power - Tel:  

British Gas - Tel:  

**Anti-Money Laundering** - In accordance with the most recent Anti Money Laundering legislation the purchaser will be required to provide proof of identity and proof of funds to the selling agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.

**Vat** - It is understood that the sale does not attract VAT.

**Directions** - From the A16 Louth to Boston road, on reaching Spilsby, turn onto the B1195 towards the town, after 350 metres, turn right into Boston Road.  Continue on Boston Road for 500m. The building plot can be found on the left after 700m.

What3words///quarrel.prepped.angry

## Property Photos

- ![Location & Access](/listings/photos/170897276/1297526) - Location & Access
- ![A Plot 2.jpg](/listings/photos/170897276/1297529) - A Plot 2.jpg
- ![A Plot 3.jpg](/listings/photos/170897276/1297531) - A Plot 3.jpg
- ![Location & Access](/listings/photos/170897276/1297533) - Location & Access
- ![A Plot Floor Level 2.jpg](/listings/photos/170897276/1297535) - A Plot Floor Level 2.jpg
- ![A Plot Floor Level 3.jpg](/listings/photos/170897276/1297537) - A Plot Floor Level 3.jpg
- ![Location & Access](/listings/photos/170897276/1297539) - Location & Access
- ![A Plot Floor Level 5.jpg](/listings/photos/170897276/1297541) - A Plot Floor Level 5.jpg
- ![A Plot Floor Level 6.jpg](/listings/photos/170897276/1297543) - A Plot Floor Level 6.jpg
- ![A Plot Floor Level 7.jpg](/listings/photos/170897276/1297545) - A Plot Floor Level 7.jpg
- ![A Plot Floor Level 8.jpg](/listings/photos/170897276/1297547) - A Plot Floor Level 8.jpg
- ![Plan.jpg](/listings/photos/170897276/1297549) - Plan.jpg
- ![Full Planning Permission](/listings/photos/170897276/1297551) - Full Planning Permission

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #10754666
- **Address:** 69 Boston Road, SPILSBY, PE23 5HH
- **Certificate Issued:** 09/02/2015
- **Work Completed:** 19/12/2014
- **Items:** 7 window(s)

### FENSA Certificate #7628245
- **Address:** 69 Boston Road, SPILSBY, PE23 5HH
- **Certificate Issued:** 07/09/2010
- **Work Completed:** 20/08/2010
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #13393486
- **Address:** 69 Boston Road, SPILSBY, PE23 5HH
- **Certificate Issued:** 19/02/2019
- **Work Completed:** 25/01/2019
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69 BOSTON ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HH | £260,500 | 31/10/2025 | 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 |
|---------|-------|------|------|
| [Same street] 79 BOSTON ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HH | £285,000 | 25/11/2022 | Detached |
| 28 ANCASTER AVENUE, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HP | £155,000 | 22/08/2022 | Other |
| [Same street] 83 BOSTON ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HH | £245,000 | 05/08/2022 | Semi-detached |
| KINGS YARD, 51 BOSTON ROAD, SPILSBY, EAST LINDSEY, LINCOLNSHIRE, PE23 5HQ | £35,000 | 10/11/2021 | Other |

**Street average:** £265,000 (2 sales)
**Area average:** £95,000 (2 sales)

## Price vs local average

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

- **Local average:** £191,250 (8 Other, PE23, 2024–2026)
- **Deviation:** -63.4%

## Rental Range

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

- **Low:** £625/mo
- **Realistic:** £694/mo
- **Optimistic:** £763/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Wolds and Coast (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Boston Road, PE23 | £790/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, The Terrace, PE23 | £525/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Terraced House, Halton Road, PE23 | £680/mo | 2 | 0.5 miles | OpenRent |
| 1 Bed Flat, Market Street, PE23 | £500/mo | 1 | 0.51 miles | OpenRent |
| 2 Bed Flat, Market Street, PE23 | £625/mo | 2 | 0.52 miles | OpenRent |
| 4 Bed Terraced House, Marie Walk, PE23 | £1,050/mo | 4 | 0.54 miles | OpenRent |

**Average rent: £695/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.93% (okay)
- **Max investor price (0.8%):** £81,625
- **Target investor price (1%):** £65,300

*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 £653/mo).*

- **Gross yield:** 11.2%
- **Cost-to-rent:** 8.9×
- **Monthly cashflow:** £287/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17%

*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:** £493/m²

## Capital growth trend

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

- **5y growth:** -47.4%
- **10y growth:** -44.4%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 16.9%
- **10y growth (index):** 44%

## 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)