THE BEECHES, LEAGATE ROAD, TUMBY, BOSTON, PE22 7SY - £85,000

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.

THE BEECHES is a small detached house of 79m², built sometime between 1950 and 1966, which could now be worth an estimated £147,510. It was last sold for £85,000 in July 2012, which was around 48% below the average July 2012 detached price in the East Lindsey local authority area. The most recent EPC inspection was March 2017, where the current energy rating was F, and the potential energy rating was B.

THE BEECHES Sold Prices

Land registry data shows two sales for THE BEECHES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Lindsey local authority area for the corresponding sale date. Both of the two THE BEECHES sales were for below 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
2012 12 JUL	£85,000	£164,948	48% below HPI
1999 29 APR	£36,000	£65,717	45% below HPI

THE BEECHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Lindsey local authority area over time, sourced from the HPI. The two THE BEECHES sales from April 1999 and July 2012 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 April 1999 sale was for 45% below the HPI. So the extrapolation line tracks at 45% below the HPI over time, until the July 2012 sale, where it falls to 48% below the HPI. The line then continues to track at 48% below the HPI.

What might THE BEECHES be worth now?

THE BEECHES might now be worth an estimated £147,510.

This is based on house price inflation of 73.5%, between July 2012 and February 2025, for detached houses, in the East Lindsey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 73.5% inflationary increase is applied to the most recent sale price for THE BEECHES of £85,000 on 12th July 2012. For the value to have increased from £85,000 to £147,510 over the thirteen years and five months to February 2025, the following assumptions must hold true:

• The value of THE BEECHES has moved in line with the HPI for detached houses in the East Lindsey local authority area.
• The July 2012 sale price of £85,000 represented a fair market value for the property.
• The size, condition, and specification of THE BEECHES has not materially changed since July 2012.

How Large is THE BEECHES?

THE BEECHES is 79m² according to the EPC inspection conducted in March 2017. This puts it in the smallest 30% of detached houses houses in Coningsby, based on EPC data. The below chart shows the distribution of detached houses houses by size in Coningsby, and where THE BEECHES lies on this distribution: 21% of detached houses houses are smaller than THE BEECHES, and 78% of houses are larger. Note that EPC data is not available for all properties in Coningsby.

THE BEECHES: Plot and Title Map

THE BEECHES sits on a plot of roughly 0.192 of an acre, or 777m². The below map shows the location of THE BEECHES, 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 THE BEECHES). 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 THE BEECHES?

THE BEECHES is located on LEAGATE ROAD in TUMBY, in the PE22 postcode district. The below map shows the position of THE BEECHES on LEAGATE ROAD.