Lineside Cottage, Lineside, Amber Hill, Boston, PE20 3QZ

UPRN:200004475342Semi-Detached House2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band AEPC: C (72)

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

Lineside Cottage, Lineside, Amber Hill, Boston, PE20 3QZ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£126,000

£113k - £139kMedium

Estimate

£126k

Range

£113k – £139k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

7.09%

Verdict

Derived from HomePortfolio scores

Lineside Cottage earns an INVESTIGATE rating with HP Score 53/100. Investment score 61/100 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)Defra 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

53/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 3Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +12.7% (MEDIUM), sold-comps +24.1%, £/sqft +24.4%] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 200004475342· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 5.6%· as of 27 Oct 2026
Rental economics14.9/40
gross yield 7.1%; range width penalty ×0.89
- valuation_snapshotsrent estimate 650/mo (range 600-700)· as of 10 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -116/mo, -18% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 76 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 4 Nov 2026
Risk & liquidity12.7/15
164 sales/12mo in area; valuation range width 21%
- 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

£82,500£126,500

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£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: 30

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 200004475342Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 5.6%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 650/mo (range 600-700)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 650/mo (range 600-700)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. 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£126,000

Rent Estimate (pcm)£650

Gross Yield7.09%

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
NoiseModerate

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 Ownership83.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,729

Population Density30 /km²

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
2.2 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
3.4 mi
Good
Heckington House School
3.5 mi
Inspected by ISI

0 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