20 Mill Lodge, Willoughby Road, Boston, PE21 9EG

UPRN:200004469178Flat/Maisonette1 bedsBuilt 1991-1995

LeaseholdCouncil Tax: Band AEPC: C (77)

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

20 Mill Lodge, Willoughby Road, Boston, PE21 9EG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£67,000

£64k - £70kHigh

Estimate

£67k

Range

£64k – £70k

Rent Estimate (pcm)

£400

£400 - £450

Monthly

£400

Yield

12.00%

Verdict

Derived from HomePortfolio scores

20 Mill Lodge earns an INVESTIGATE rating with HP Score 67/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (46/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

46/ 100

Mixed

Transit & Bike

Transit 17Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 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 40% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +40.3% (HIGH), sold-comps +47.4%, £/sqft +47.3%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 200004469178· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 11.4%· as of 8 Nov 2026
Rental economics38/40
gross yield 12.0%; range width penalty ×0.95; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 400/mo (range 400-450)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -206/mo, -52% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 386 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 6 Nov 2026
Risk & liquidity14.8/15
430 sales/12mo in area; valuation range width 9%
- 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

£34,000£46,000

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£40,000

At the asking price

Monthly rent£400/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £13,300
Net cash flow: £142/mo
Cash on cash: 12.8%
Score at this price: 55

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - clears 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

valuation_snapshotsestimate for 200004469178Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 11.4%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 400/mo (range 400-450)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 400/mo (range 400-450)
Rental economics needs verification before you rely on it
sale estimate 40% 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£67,000

Rent Estimate (pcm)£400

Gross Yield12.00%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PE21 9EG

Approval Rate

-12mo

Development

low

01915/26/FUL
Proposed erection of single storey rear extension
Pending
01916/26/LBA
Proposed erection of single storey rear extension
Pending
01906/26/FUL
Proposed replacement PVC Windows
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density-

Owner Occupied62%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Tower Road Academy
0.3 mi
Good
Saint Mary's RC Primary Academy Boston
0.3 mi
Good
Conquest School
0.4 mi
-
Boston Endeavour Academy
0.4 mi
Inspected as The John Fielding Community Special School (URN 120751) on 6 Mar 2013

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

View All Schools

Comparables

View All

Mill Lodge Willoughby Road
-
£80k
-
Mill Lodge Willoughby Road
-
£67k
-
Mill Lodge Willoughby Road
-
£68k
-
Mill Lodge Willoughby Road
-
£61k
-

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