39 THOMAS MIDDLECOTT DRIVE
Recent sale
£268k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
72 Thomas Middlecott Drive, Kirton, Boston, PE20 1HU
UPRN:10002214959Detached House4 bedsBuilt 2007-2011
FreeholdCouncil Tax: Band BEPC: C (69)
Data freshness:Listing· freshListing: fresh, refreshed yesterday (2026-10-23T04:00:04.135672+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:29:00.685707+00:00)EPC· 2mo agoEPC: ageing, refreshed 2mo ago (2026-08-21T08:00:52.474277+00:00)Risk· 2y agoRisk: stale, refreshed 2y ago (2024-12-31T00:00:00+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 2mo agoCouncil Tax: ageing, refreshed 2mo ago (2026-09-07T11:05:53.436526+00:00)
Valuation estimateUpdated yesterday
£338,000
Estimated value
Range: £321k - £355k|Last sold: £220k (2013-09-10)
Estimate of £338k for this detached house. 164 sales in PE20 in the last 12 months; median £244k.
Estimate confidence
High confidence
Value History
Current estimate
£338k
£321k - £355k - High confidence
Annualised (CAGR)
+3.19%
Over the full window
Peak estimate
£360k
Dec 2024
From peak
-6.11%
Drawdown from peak
AVM estimate (model)Repeat-sales index - PE20 district (quarterly)index YoY -7.86%
Growth by window
3m
-0.88%
6m
-2.59%
12m
-2.59%
24m
-5.06%
60m
+6.62%
Rental Market
Estimated rent (pcm)
£1,250
/ month
Gross yield
4.41%
Rent ÷ asking price
Net yield
3.05%
Assumes ~31% running costs (not this property's)
Vacancy trend
12-month change
Market Metrics
Median Area Price
£244k
PE20 sales, last 12 months
12m Price Growth
-
PE20 median, Land Registry
Days on Market
108d
PE20 average
Sales & Yield
3 metricsTransactions / 12m
164
PE20 sales
Area Gross Yield
3.21%
PE20 medians
Last Sold
£220k
2013-09-10
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£340,000
- SDLT standard£7,000
- SDLT BTL surcharge (5%)£17,000
- Legal, survey + broker (assumed)£2,100
- RefurbishmentNot costed
- Total Cost (excl. refurb)£366,100
Funding
- Deposit (25%)£85,000
- Mortgage (75% LTV)£255,000
- Interest Rate (assumed)5.25%
- Mortgage TypeInterest Only
- Cash Required£111,100
Monthly Returns
- Monthly Rent (estimate)£1,250
- Mortgage Payment (IO)-£1,116
- Management (10%)-£125
- Insurance (assumed)-£40
- Maintenance (assumed)-£60
- Monthly Cashflow-£91
Capital Returns
- 5yr Property Value£404,594
- 5yr Capital Gain (3.54% pa, historical)+£64,594
- 5yr Cumulative Rent (net)+£64,249
- Less mortgage interest-£66,960
- 5yr Total Return+£61,883
Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed.
5-Year Projection
| Year | Property Value | Equity | Cashflow (cumulative) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £352,036 | £97,036 | -£1,092 | +£10,944 | 9.9% |
| Year 2 | £364,498 | £109,498 | -£1,920 | +£22,578 | 20.3% |
| Year 3 | £377,401 | £122,401 | -£2,466 | +£34,935 | 31.4% |
| Year 4 | £390,761 | £135,761 | -£2,736 | +£48,025 | 43.2% |
| Year 5 | £404,594 | £149,594 | -£2,711 | +£61,883 | 55.7% |
Modelled on the live asking price. Capital growth 3.54% a year is the PE20 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. ROI is on cash required (£111,100).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
58 THOMAS MIDDLECOTT DRIVE
Recent sale
£145k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
57 THOMAS MIDDLECOTT DRIVE
Recent sale
£178k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
24 THOMAS MIDDLECOTT DRIVE
Recent sale
£195k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Area Economic Intelligence
Signal
£27,729
Median earnings (local authority)
Signal
2,808
Population
Signal
5.6%
Households Deprived