The Villa, Boston Road, Toynton All Saints, Spilsby, PE23 5AB

UPRN:10008516658Detached HouseBeds -Built before 1900

Tenure: -Council Tax: Band CEPC: F (24)

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

The Villa, Boston Road, Toynton All Saints, Spilsby, PE23 5AB

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£435,000

£348k - £523kLow

Estimate

£435k

Range

£348k – £523k

Rent Estimate (pcm)

£1,100

£950 - £1k

Monthly

£1,100

Yield

4.80%

Verdict

Derived from HomePortfolio scores

The Villa earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 16Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 37% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +45.9%, £/sqft +45.8%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 8%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.65; the estimate this rent rides on sits 37% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1100/mo (range 950-1250)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 37% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -482/mo, -44% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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 4 Nov 2026
Risk & liquidity9.2/15
87 sales/12mo in area; valuation range width 40%
- 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

£220,000£316,000

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£275,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £950-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: -£167/mo
Cash on cash: -2.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 8%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 950-1250)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 37% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_date

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 1100/mo (range 950-1250)
Rental economics needs verification before you rely on it
sale estimate 37% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£435,000

Rent Estimate (pcm)£1,100

Gross Yield4.80%

1y Growth-

3y Growth-2.7%

5y Growth-2.5%

10y Growth+3.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0PE23 5AB

Approval Rate

-12mo

Development

low

S/165/01669/24
Planning Permission - Erection of 1 no. dwelling.
Approved
S/165/00559/24
Planning Permission - Erection of a bungalow with attached garage and the construction of internal access road.
Rejected
S/185/00444/24
Planning Permission - Change of use of former residential care home to provide 1no. dwelling.
Approved

View Planning Timeline

Ownership

Corporate Ownership80.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,705

Population Density58 /km²

Owner Occupied83%

Age Distribution

0-15 13%16-64 54%65+ 33%

View Area Profile

Schools Nearby

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

0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Tollbar Cottage Boston Road
-
£53k
-

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