8 Freshney Way, Boston, PE21 7PZ

UPRN:100030734067Detached House2 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: E (51)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£279,000

£251k - £307kMedium

Estimate

£279k

Range

£251k – £307k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

13.50%

Verdict

Derived from HomePortfolio scores

8 Freshney Way earns an INVESTIGATE rating with HP Score 67/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 17Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£120,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £530/mo
Cash on cash: 17.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.33 - 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£279,000

Rent Estimate (pcm)£1,350

Gross Yield13.50%

1y Growth-

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 7PZ

Approval Rate

-12mo

Development

low

01862/26/FUL
Demolition of Existing Garage and Outbuilding for the Erection of NO.1 New Dwelling
Pending
01658/26/FUL
Change of use and alterations from C1(Bed & Breakfast) to C2(Residential Care Home/ Supported Living)
Pending
01588/26/FUL
Erection of Agricultural storage shed
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)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density2,100 /km²

Owner Occupied87%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

Bridge House Independent School
0.1 mi
Good
Boston West Academy
0.4 mi
GoodConcerns
Staniland Academy
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Carlton Road Academy
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

18 Freshney Way
-
£295k
-
6 Freshney Way
-
£280k
-
10 Freshney Way
-
£350k
-
18 Freshney Way
-
£295k
-

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