3 The Old Dairy, Boston, PE21 7TB

UPRN:10002213775Mid Terrace House2 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band AEPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£133,000

£127k - £140kHigh

Estimate

£133k

Range

£127k – £140k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

7.38%

Verdict

Derived from HomePortfolio scores

3 The Old Dairy earns an INVESTIGATE rating with HP Score 68/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (38/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

38/ 100

Mixed

Transit & Bike

Transit 5Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£130,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £115/mo
Cash on cash: 3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.82 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£133,000

Rent Estimate (pcm)£800

Gross Yield7.38%

1y Growth-10.3%

3y Growth-1.4%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE21 7TB

Approval Rate

-12mo

Development

low

01939/26/FUL
Change of use from (Sui Generis) to Class B8 (storage and distribution), with all waste-related activities to cease.
Pending
01955/26/FUL
Change of use from dwellinghouse to dwellinghouse, Thai takeaway and food preparation business with additional offroad parking
Pending
01727/26/DPC
Application to discharge condition C3 (Staircase Protection) of planning permission B/25/0497
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density901 /km²

Owner Occupied65%

Age Distribution

0-15 24%16-64 66%65+ 10%

View Area Profile

Schools Nearby

St Thomas CofE Primary Academy
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Boston College
0.8 mi
-
The Boston Grammar School
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Boston Nursery School
0.9 mi
GoodImproving

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 The Old Dairy
-
£150k
-
5 The Old Dairy
-
£148k
-
23 The Old Dairy
-
£165k
-
13 The Old Dairy
-
£137k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN