Asperton Farm House, Asperton Road, Wigtoft, Boston, PE20 2PT

UPRN:200004475231Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (41)

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

Asperton Farm House, Asperton Road, Wigtoft, Boston, PE20 2PT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£476,000

£381k - £571kLow

Estimate

£476k

Range

£381k – £571k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

3.82%

Verdict

Derived from HomePortfolio scores

Asperton Farm House earns an INVESTIGATE rating with HP Score 50/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

50/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 22Bike 28

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 economics0/40
gross yield 3.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1750/mo (range 1600-1950)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,164/mo, -67% 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 7 Nov 2026
Risk & liquidity9.3/15
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£549,950

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £183,783
Net cash flow: -£645/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - below 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 1750/mo (range 1600-1950)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1750/mo (range 1600-1950)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£476,000

Rent Estimate (pcm)£1,750

Gross Yield3.82%

1y Growth-

3y Growth-1.4%

5y Growth+2.6%

10y Growth+4.3%

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

1PE20 2PT

Approval Rate

-12mo

Development

low

B/26/0006
Planning application
Pending
B/25/0095
Change of use of existing ancillary outbuilding into part annex accommodation and part holiday accommodation including change of use of agricultural land to residential curtilage (works already completed)
Pending
B/20/0120
Installation of 370kw Biomass boiler with flue, heat store and associated pipework and pumps
Conditions

View Planning Timeline

Ownership

Corporate Ownership83.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
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 Density74 /km²

Owner Occupied74%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

Swineshead St Mary's Church of England Primary School
1.8 mi
Inspected as Swineshead St Mary's Church of England Primary School (URN 120558) on 12 Oct 2021
The Fourfields Church of England School, Sutterton
2.3 mi
Inspected as The Fourfields Church of England School, Sutterton (URN 120559) on 12 Jul 2022
Thomas Middlecott Academy
2.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Oakwood House Independent School
2.9 mi
Good

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Asperton Farm Asperton Road
-
£450k
-
Fairfield Cottage Asperton Road
-
£485k
-
Chelmon House Asperton Road
-
£212k
-
Fairfield Cottage Asperton Road
-
£325k
-

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