Church House, Main Road, Wigtoft, Boston, PE20 2NJ

UPRN:100030738249Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: F (31)

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

Church House, Main Road, Wigtoft, Boston, PE20 2NJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£290,000

£261k - £319kMedium

Estimate

£290k

Range

£261k – £319k

Rent Estimate (pcm)

£1,100

£950 - £1k

Monthly

£1,100

Yield

13.20%

Verdict

Derived from HomePortfolio scores

Church House earns an INVESTIGATE rating with HP Score 51/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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)HM Land Registry sales matched to addressDefra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

51/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 3Bike 34

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£100,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £950-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £424/mo
Cash on cash: 16.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.26 - 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£290,000

Rent Estimate (pcm)£1,100

Gross Yield13.20%

1y Growth-

3y Growth-1.4%

5y Growth+2.6%

10y Growth+4.3%

Last Sold Price£260,000 (2022-07-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PE20 2NJ

Approval Rate

-12mo

Development

low

01810/26/FUL
Erection of a machine and timber store
Pending
B/26/0175
Planning application
Conditions
B/26/0046
Planning application
Pending

View Planning Timeline

Ownership

Corporate Ownership83.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-07-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density74 /km²

Owner Occupied74%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

The Fourfields Church of England School, Sutterton
1.6 mi
Inspected as The Fourfields Church of England School, Sutterton (URN 120559) on 12 Jul 2022
Quadring Cowley & Brown's Primary School
2.7 mi
Good
Swineshead St Mary's Church of England Primary School
2.8 mi
Inspected as Swineshead St Mary's Church of England Primary School (URN 120558) on 12 Oct 2021
Thomas Middlecott Academy
3.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Church House
-
£260k
-
Blisbury House
-
£172k
-
The Golden Fleece
-
£296k
-
Cherry Tree House
-
£212k
-

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