Hathaway Lodge, Coles Lane, Swineshead, Boston, PE20 3NS

UPRN:10008186367Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band FEPC: C (79)

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

Hathaway Lodge, Coles Lane, Swineshead, Boston, PE20 3NS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£757,000

£681k - £832kMedium

Estimate

£757k

Range

£681k – £832k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

4.34%

Verdict

Derived from HomePortfolio scores

Hathaway Lodge earns an INVESTIGATE rating with HP Score 63/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (29/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

29/ 100

Low

Transit & Bike

Transit 7Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -2.4% (MEDIUM), sold-comps -0.5%, £/sqft -0.5%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10008186367· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 16.6%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2800/mo (range 2500-3150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,342/mo, -48% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 335 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 6 Nov 2026
Risk & liquidity12.8/15
164 sales/12mo in area; valuation range width 20%
- 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

£581,000£891,000

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£775,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£677/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - below 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 10008186367Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 16.6%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2500-3150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 2800/mo (range 2500-3150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 335 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£757,000

Rent Estimate (pcm)£2,800

Gross Yield4.34%

1y Growth-

3y Growth-1.4%

5y Growth+2.6%

10y Growth+4.3%

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

0PE20 3NS

Approval Rate

-12mo

Development

low

01752/26/ABD
Application to determine if Prior Notification under Schedule 2, Part 11, Class B of The Town and Country Planning (General Permitted Development) (England) Order 2015 is required for the demolition of 29-bed care home, ancillary buildings and site clearance
Pending
01510/26/ABH
Application for Prior Approval under Schedule 2, Part 1, Class A of The Town and Country Planning (General Permitted Development) (England) Order 2015 for the construction of a single storey rear extension
Approved
B/23/0366/NMA
Application for a non-material amendment to application B/23/0366 to amend porch, window size and add solar panels.
Approved

View Planning Timeline

Ownership

Corporate Ownership83.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density30 /km²

Owner Occupied77%

Age Distribution

0-15 16%16-64 61%65+ 23%

View Area Profile

Schools Nearby

Swineshead St Mary's Church of England Primary School
0.6 mi
Inspected as Swineshead St Mary's Church of England Primary School (URN 120558) on 12 Oct 2021
Heckington House School
3.3 mi
Inspected by ISI
Cowley Academy
3.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Donington Cowley Endowed Primary School
3.7 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

3 Coles Lane
-
£142k
-
Crest House Coles Lane
-
£650k
-
The Cottage Coles Lane
-
£305k
-
3 Coles Lane
-
£110k
-

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