62 Windsor Bank, Boston, PE21 0JA

UPRN:200004469207Terrace Property2 bedsBuilt before 1900

FreeholdCouncil Tax: Band AEPC: D (68)

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

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£109,000

£104k - £115kHigh

Estimate

£109k

Range

£104k – £115k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

7.09%

Verdict

Derived from HomePortfolio scores

62 Windsor Bank earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Transit 32Bike 78

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£110,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £79/mo
Cash on cash: 2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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£109,000

Rent Estimate (pcm)£650

Gross Yield7.09%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price£83,500 (2014-11-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE21 0JA

Approval Rate

-12mo

Development

low

01925/26/FUL
Proposed rear extension (Works Complete)
Pending
01906/26/FUL
Proposed replacement PVC Windows
Pending
01883/26/RVC
Application under s73 for the variation of Condition C10 (Opening Hours) of permission B/04/0016
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-11-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density5,288 /km²

Owner Occupied51%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

The Boston Grammar School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tower Road Academy
0.3 mi
Good
Boston College
0.3 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

66 Windsor Bank
-
£170k
-
65 Windsor Bank
-
£127k
-
69 Windsor Bank
-
£72k
-
51 Windsor Bank
-
£111k
-

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