2A, TOOT LANE, BOSTON, PE21 0PS - £362,300

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2A TOOT LANE is a very large extended detached house of 172m², built sometime between 1967 and 1975, which could now be worth an estimated £361,793. It was last sold for £362,300 in April 2022, which was around 42% above the average April 2022 detached price in the Boston local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was C.

2A TOOT LANE Sold Prices

Land registry data shows four sales for 2A TOOT LANE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Boston local authority area for the corresponding sale date. All of the four 2A TOOT LANE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2022 22 APR	£362,300	£254,407	42% above HPI
2020 2 NOV	£220,000	£216,075	2% above HPI
2000 7 FEB	£70,000	£63,393	10% above HPI
1995 1 FEB	£79,050	£49,141	61% above HPI

2A TOOT LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Boston local authority area over time, sourced from the HPI. The four 2A TOOT LANE sales between February 1995 and April 2022 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the November 2020 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the April 2022 sale, where it rises to 42% above the HPI. The line then continues to track at 42% above the HPI.

What might 2A TOOT LANE be worth now?

2A TOOT LANE might now be worth an estimated £361,793.

This is based on house price deflation of 0.1%, between April 2022 and February 2025, for detached houses, in the Boston local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.1% deflationary decrease is applied to the most recent sale price for 2A TOOT LANE of £362,300 on 22nd April 2022. For the value to have decreased from £362,300 to £361,793 over the three years and two months to February 2025, the following assumptions must hold true:

• The value of 2A TOOT LANE has moved in line with the HPI for detached houses in the Boston local authority area.
• The April 2022 sale price of £362,300 represented a fair market value for the property.
• The size, condition, and specification of 2A TOOT LANE has not materially changed since April 2022.

How Large is 2A TOOT LANE?

2A TOOT LANE is 172m², which includes two extensions, according to the EPC inspection conducted in January 2020. This puts it in the largest 10% of detached houses houses in Boston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Boston, and where 2A TOOT LANE lies on this distribution: 90% of detached houses houses are smaller than 2A TOOT LANE, and 9% of houses are larger. Note that EPC data is not available for all properties in Boston.

2A TOOT LANE: Plot and Title Map

2A TOOT LANE sits on a plot of roughly 0.113 of an acre, or 458m². The below map shows the location of 2A TOOT LANE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2A TOOT LANE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2A TOOT LANE?

2A TOOT LANE is located in BOSTON, in the PE21 postcode district. The below map shows the position of No. 2A on TOOT LANE.