Highfield Farm, Old Bolingbroke Road, East Keal, Spilsby, PE23 4HA

UPRN:10008516586Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (25)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Highfield Farm, Old Bolingbroke Road, East Keal, Spilsby, PE23 4HA

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£278,000

£251k - £306kMedium

Estimate

£278k

Range

£251k – £306k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

4.29%

Verdict

Derived from HomePortfolio scores

Highfield Farm earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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

58/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 2Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£350,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£316/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below 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£278,000

Rent Estimate (pcm)£1,250

Gross Yield4.29%

1y Growth-

3y Growth-2.7%

5y Growth-2.5%

10y Growth+3.3%

Last Sold Price£290,000 (2024-06-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE23 4HA

Approval Rate

-12mo

Development

low

01417/26/FUL
Planning Permission - Extension to existing dwelling to provide additional living accommodation.
Pending
03118/25/DPC
Discharge of condition no. 3 (external materials), condition no. 4 (landscaping), condition no. 5 (bird/bat boxes) and condition no. 6 (tree protection) imposed on N/119/00627/22.
Pending
02934/25/FUL
Planning Permission - Erection of a holiday let with the demolition of existing potting shed.
Approved

View Planning Timeline

Ownership

Corporate Ownership80.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-06-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,705

Population Density37 /km²

Owner Occupied81%

Age Distribution

0-15 11%16-64 53%65+ 36%

View Area Profile

Schools Nearby

Toynton All Saints Primary School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Eresby School, Spilsby
1.7 mi
Inspected as The Eresby School, Spilsby (URN 120760) on 30 Jan 2013
Woodlands Academy
1.8 mi
Good
King Edward VI Academy
2.0 mi
Good

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

View All Schools

Comparables

View All

Highfield Farm
-
£290k
-
Glebe Farm
-
£1.40M
-

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