35 Punchbowl Lane, Boston, PE21 8HU
UPRN:200004465724Semi-Detached House3 bedsBuilt 1983-1990
FreeholdCouncil Tax: Band BEPC: C (71)
Data freshness:Listing· freshListing: fresh, refreshed 2d ago (2026-11-11T04:00:09.660235+00:00)Planning· 6mo agoPlanning: stale, refreshed 6mo ago (2026-05-20T08:19:50.636452+00:00)Ownership· freshOwnership: fresh, refreshed 2d ago (2026-11-10T18:41:36.657747+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T11:00:24.184965+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 2d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 2mo agoCouncil Tax: ageing, refreshed 2mo ago (2026-09-07T11:05:53.436526+00:00)
HP Score
67
/ 100
Mixed
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£161,000
£153k - £169kHigh
Estimate
£161k
Range
£153k – £169k
Rent Estimate (pcm)
£850
£800 - £900
Monthly
£850
Yield
6.34%
Verdict
Derived from HomePortfolio scores
35 Punchbowl Lane earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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
67
HP Score
67/ 100
Mixed
58
Investment Score
58/ 100
Moderate
13
Crime Score
13/ 100
Low
26
Walkability
26/ 100
Low
Transit & Bike
Transit 11Bike 56
Walk Score, out of 100
Valuation & Market
Sale Estimate£161,000
Rent Estimate (pcm)£850
Gross Yield6.34%
1y Growth+6.3%
3y Growth-1.4%
5y Growth+0.6%
10y Growth+2.4%
Last Sold Price£48,500 (2000-10-26)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
1PE21 8HU
Approval Rate
0%12mo
Development
low
- Pending01648/26/FUL2-storey side extension
- PendingB/26/0347Planning application
- ApprovedB/26/0347Proposed conversion and alteration of existing detached garage to form ancillary residential annexe and associated external alterations
Ownership
- Corporate Ownership76.6%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2000-10-26
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£27,729
Population Density-
Owner Occupied52%
Age Distribution
0-15 18%16-64 69%65+ 13%
Schools Nearby
- Boston West Academy0.5 miGoodConcerns
- Carlton Road Academy0.8 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Park Academy0.9 miGood
- Bridge House Independent School0.9 miGood
2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 45 Punchbowl Lane-£214k-
- 40 Punchbowl Lane-£215k-
- 34 Punchbowl Lane-£150k-
- 59 Punchbowl Lane-£245k-