Walnut Cottage, Washdyke Lane, Old Leake, Boston, PE22 9RQ

UPRN:200004464962Detached House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band AEPC: F (36)

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

Walnut Cottage, Washdyke Lane, Old Leake, Boston, PE22 9RQ

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£411,000

£390k - £432kHigh

Estimate

£411k

Range

£390k – £432k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

6.60%

Verdict

Derived from HomePortfolio scores

Walnut Cottage earns an INVESTIGATE rating with HP Score 48/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (4/100). 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

48/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

26/ 100

Moderate

Walkability

4/ 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 'Sold subject to contract' - 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£300,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £130/mo
Cash on cash: 1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - clears 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£411,000

Rent Estimate (pcm)£1,650

Gross Yield6.60%

1y Growth-

3y Growth-2.5%

5y Growth+0.0%

10y Growth+3.2%

Last Sold Price£250,000 (2010-11-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE22 9RQ

Approval Rate

-12mo

Development

low

B/26/0335
Application under Class A, Part 6, Schedule 2 of The Town and Country Planning (General Permitted Development) Order 2015 to determine if Prior Approval is required for the erection of an agricultural machine storage building
Approved
B/26/0335
Planning application
Approved
B/22/0349/CD1
Application to have details approved of conditions C6 (Foul & Surface Water drainage) and C11 (Biodiversity) of approval B/22/0349
Pending

View Planning Timeline

Ownership

Corporate Ownership76.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-11-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density93 /km²

Owner Occupied69%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Old Leake Primary Academy
2.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Giles Academy
2.2 mi
Good
The New Leake Primary School
2.3 mi
-
The Sibsey Free Primary School
2.7 mi
Good

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

View All Schools

Comparables

View All

Daubney'S Barn Washdyke Lane
-
£90k
-
Farm Cottage Washdyke Lane
-
£260k
-
Farm Cottage Washdyke Lane
-
£210k
-
Sheepscomb Cottage Washdyke Lane
-
£181k
-

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