2 Keston Road, Pinchbeck, Spalding, PE11 5AB

UPRN:10094356331Detached Bungalow3 bedsBuilt 2022

FreeholdCouncil Tax: Band DEPC: B (84)

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

2 Keston Road, Pinchbeck, Spalding, PE11 5AB

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£234,000

£188k - £281kLow

Estimate

£234k

Range

£188k – £281k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

2.79%

Verdict

Derived from HomePortfolio scores

2 Keston Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (31/100). 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

HP Score

67/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

31/ 100

Mixed

Transit & Bike

Transit 6Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 84% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£430,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £141,800
Net cash flow: -£759/mo
Cash on cash: -6.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.69 - 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£234,000

Rent Estimate (pcm)£1,000

Gross Yield2.79%

1y Growth+1.5%

3y Growth-2.4%

5y Growth+1.2%

10y Growth+3.1%

Last Sold Price£385,000 (2022-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE11 5AB

Approval Rate

-12mo

Development

low

H14-0999-26
Details of construction management plan & method statement, landscaping & tree planting, foul & surface water disposal & contamination of land or pollution of controlled water (Conditions 9, 10, 20 & 21 of H14-0523-26)
Pending
H14-0955-26
Details of flood risk adaptation strategy, ecological enhancement measures, biodiversity gain plan, written 30-year habitat management and maintenance plan (HMMP) & foul water disposal (Conditions 4, 7, 10, 11, & 12 of H14-0585-26)
Pending
H14-0880-26
Erection of single storey rear extension & internal & external alterations to church hall
Pending

View Planning Timeline

Ownership

Corporate Ownership78.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-06-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,196

Population Density197 /km²

Owner Occupied84%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

The Pinchbeck East Church of England Primary Academy
0.5 mi
Good
Spalding Primary Academy
1.1 mi
Good
Wygate Park Academy
1.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Norbert's Catholic Voluntary Academy
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

15 Keston Road
-
£398k
-
8 Keston Road
-
£398k
-
28 Keston Road
-
£375k
-
46 Keston Road
-
£397k
-

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