8 Peck Avenue, Boston, PE21 8DG

UPRN:100030740518Mid Terrace House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: C (71)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£171,000

£163k - £180kHigh

Estimate

£171k

Range

£163k – £180k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

7.30%

Verdict

Derived from HomePortfolio scores

8 Peck Avenue earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (77/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

59/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 36Bike 85

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 7 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.9% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100030740518· as of 9 Nov 2026
Rental economics18.4/40
gross yield 7.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1050/mo (range 1000-1100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -86/mo, -8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 91 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 7 Nov 2026
Risk & liquidity14.7/15
430 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£129,500£198,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£172,500

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £54,000
Net cash flow: £145/mo
Cash on cash: 3.2%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100030740518Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1100)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1050/mo (range 1000-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 91 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£171,000

Rent Estimate (pcm)£1,050

Gross Yield7.30%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price£120,000 (2016-08-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PE21 8DG

Approval Rate

100%12mo

Development

low

01861/26/DPC
Application to discharge Condition C3 (Window Details) of Planning Permission B/26/0080
Pending
01877/26/LBA
Proposed change of use form Class E to mixed use (C3 Flats & Class E)
Pending
01849/26/DPC
Application to discharge Condition C3 (Window Details) of Listed Building Consent B/26/0081
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-08-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density6,082 /km²

Owner Occupied27%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

Staniland Academy
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Carlton Road Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Boston West Academy
0.6 mi
GoodConcerns
Boston Pioneers Free School Academy
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Peck Avenue
-
£110k
-
36 Peck Avenue
-
£160k
-
5 Peck Avenue
-
£160k
-
17 Peck Avenue
-
£135k
-

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