The Lodge, 40 School Lane, Old Leake, Boston, PE22 9NJ

UPRN:200004464311Detached Bungalow4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: D (55)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

The Lodge, 40 School Lane, Old Leake, Boston, PE22 9NJ

Location map - no listing photos available

HP Score

/ 100

Mixed

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£515,000

£464k - £567kMedium

Estimate

£515k

Range

£464k – £567k

Rent Estimate (pcm)

£2,000

£2k - £2kMedium

Monthly

£2,000

Yield

AI Verdict

Derived from HomePortfolio scores

AI summary

The Lodge earns a INVESTIGATE rating with HP Score 59/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (15/100). Flood risk is rated low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

59/ 100

Moderate

Investment Score

56/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 8 Sept 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge12.2/40
claims [AVM +12.6% (MEDIUM)] → consensus +12.6% → credited 2.6% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 200004464311· as of 12 Aug 2026
Rental economics2.7/30
gross yield 5.3%; range width penalty ×0.80
- zoopla_valuationsrent estimate 2000/mo (range 1800-2200)· as of 12 Aug 2026· verify before relying on this
Seller motivation5/20
0 price cut(s), 396 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 8 Sept 2026
Risk & liquidity8.6/10
179 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,800-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£134/mo
Cash on cash: -1.1%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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

zoopla_valuationsestimate for 200004464311Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 2000/mo (range 1800-2200)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 8 Sept 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
Rental economics needs verification before you rely on it
rent estimate 2000/mo (range 1800-2200)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£515,000

Rent Estimate (pcm)£2,000

Gross Yield-

1y Growth-6.7%

3y Growth-1.9%

5y Growth+0.8%

10y Growth+3.9%

Last Sold Price£525,000 (2023-08-04)

View Market Details

Risk Overview

Flood RiskLow
Subsidence2
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE22 9NJ

Approval Rate

-12mo

Development

low

Boston/TPO/25/0060
Tree Preservation Order (Made)
Pending
Boston/B/16/0173/CD1
Application for the approval of details relating to conditions 3,5 and 6 of planning permission B/16/0173 (Demolition of outbuildings and erection of 1No. dwelling)
Conditions
Boston/B/15/0381
Application for change of use domestic double garage (Class C3) to dog grooming parlour (sui generis)
Conditions

View Planning Timeline

Ownership

Corporate Ownership76.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-08-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£26,187

Population Density93 /km²

Owner Occupied69%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

The Giles Academy
0.1 mi
Good
Old Leake Primary Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wrangle Primary Academy
1.9 mi
Good
The Sibsey Free Primary School
3.4 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Tilia Cottage School Lane
-
£300k
-
Corner House School Lane
-
£278k
-
56 School Lane
-
£243k
-
40 School Lane
-
£525k
-

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