87 Linden Way, Boston, PE21 9DT

UPRN:200004470140Detached Bungalow3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£279,000

£265k - £293kHigh

Estimate

£279k

Range

£265k – £293k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

5.79%

Verdict

Derived from HomePortfolio scores

87 Linden Way earns an INVESTIGATE rating with HP Score 68/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (62/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 9Bike 58

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£280,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£10/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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£279,000

Rent Estimate (pcm)£1,350

Gross Yield5.79%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price£248,000 (2021-09-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE21 9DT

Approval Rate

-12mo

Development

low

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
01755/26/ABH
Application for Prior Approval under Schedule 2, Part 1, Class A of The Town and Country Planning (General Permitted Development) (England) Order 2015 for the construction of a rear conservatory
Approved

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 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

Boston High School
0.3 mi
Good
Haven High Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Saint Mary's RC Primary Academy Boston
0.5 mi
Good
Tower Road Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

83 Linden Way
-
£310k
-
87 Linden Way
-
£248k
-
63 Linden Way
-
£350k
-
61 Linden Way
-
£320k
-

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