Skip to property details

22 Sinclair Close, Boston, PE21 9LH

UPRN:100030743152Semi-Detached House2 bedsBuilt 1983-1990
FreeholdCouncil Tax: Band AEPC: D (66)
Data freshness:Listing· 3mo agoListing: ageing, refreshed 3mo ago (2026-08-18T19:27:47.237108+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:48:33.925166+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T13:48:29.517502+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T10:07:32.477188+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 2mo agoCouncil Tax: ageing, refreshed 2mo ago (2026-09-07T11:05:53.436526+00:00)
22 Sinclair Close, Boston, PE21 9LH

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£155,000
£148k - £163kHigh
Estimate
£155k
Range
£148k – £163k
Rent Estimate (pcm)
£850
£750 - £900
Monthly
£850
Yield
6.58%

Verdict

Derived from HomePortfolio scores

22 Sinclair Close earns an INVESTIGATE rating with HP Score 64/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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
Continue reading
HP Score
64/ 100
Mixed
Investment Score
60/ 100
Moderate
Crime Score
14/ 100
Low
Walkability
5/ 100
Low
Transit & Bike
Transit 8Bike 53
Walk Score, out of 100

Valuation & Market

Sale Estimate£155,000
Rent Estimate (pcm)£850
Gross Yield6.58%
1y Growth-13.9%
3y Growth-1.4%
5y Growth+0.6%
10y Growth+2.4%
Last Sold Price£120,000 (2017-03-20)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0PE21 9LH
Approval Rate
-12mo
Development
low
  • 01915/26/FUL
    Proposed erection of single storey rear extension
    Pending
  • 01916/26/LBA
    Proposed erection of single storey rear extension
    Pending
  • 01842/26/TPOAPP
    Works to Tree subject to a Tree Preservation Order (TPO/25/0090) to include: Walnut tree T01: localised pruning to create a 2m gap between the trees canopy and the building at 13 Witham Bank East and localised pruning to ensure the proper functioning of the Polices Witham Bank East CCTV camera
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership76.6%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2017-03-20
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
10 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729
Population Density963 /km²
Owner Occupied69%
Age Distribution
0-15 15%16-64 63%65+ 22%
View Area Profile

Schools Nearby

  • Park Academy
    0.3 mi
    Good
  • Haven High Academy
    0.4 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Carlton Road Academy
    0.9 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Boston High School
    0.9 mi
    Good

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

View All Schools

Comparables

View All
  • 5 Sinclair Close
    -
    £165k
    -
  • 2 Sinclair Close
    -
    £145k
    -
  • 1 Sinclair Close
    -
    £230k
    -
  • 25 Sinclair Close
    -
    £200k
    -