Holly House, Lineside, Amber Hill, Boston, PE20 3QZ

UPRN:200004473771Detached HouseBeds -Built 1900-1929

FreeholdCouncil Tax: Band BEPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

Holly House, Lineside, Amber Hill, Boston, PE20 3QZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£239,000

£191k - £287kLow

Estimate

£239k

Range

£191k – £287k

Rent Estimate (pcm)

£900

£800 - £950

Monthly

£900

Yield

6.75%

Verdict

Derived from HomePortfolio scores

Holly House earns an INVESTIGATE rating with HP Score 51/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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

51/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 3Bike 27

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics12.1/40
gross yield 6.8%; range width penalty ×0.87; the estimate this rent rides on sits 33% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 900/mo (range 800-950)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -144/mo, -16% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Risk & liquidity9.2/15
164 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£160,000

At the asking price

Monthly rent£900/mo

Evidenced range £800-£950

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £83/mo
Cash on cash: 2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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_snapshotsrent estimate 900/mo (range 800-950)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 900/mo (range 800-950)

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.
3 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£239,000

Rent Estimate (pcm)£900

Gross Yield6.75%

1y Growth-

3y Growth-1.4%

5y Growth+2.6%

10y Growth+4.3%

Last Sold Price£100,000 (2004-11-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0PE20 3QZ

Approval Rate

-12mo

Development

low

B/25/0341
Planning application
Pending
B/24/0114/NMA
Application for a non-material amendment following grant of permission B/24/0114 for minor alterations to elevations to revise materials to be used
Approved
B/23/0345/CD1
Application to discharge condition C7 (Proposed Materials) of permission B/23/0345 (Demolition of the existing barn and erection of detached dwelling, detached garage, construction of a new driveway/ access and change of use of land to residential garden curtilage)
Conditions

View Planning Timeline

Ownership

Corporate Ownership83.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-11-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density-

Owner Occupied77%

Age Distribution

0-15 16%16-64 61%65+ 23%

View Area Profile

Schools Nearby

Swineshead St Mary's Church of England Primary School
2.3 mi
Inspected as Swineshead St Mary's Church of England Primary School (URN 120558) on 12 Oct 2021
The Pilgrim School
2.4 mi
GoodImproving
Bridge House Independent School
3.2 mi
Good
Boston West Academy
3.5 mi
GoodConcerns

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

View All Schools

Comparables

View All

Woodham Lineside
-
£120k
-
Highfield House, 2 Lineside
-
£120k
-
Highfield House, 2 Lineside
-
£89k
-
Holly House Lineside
-
£100k
-

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