THE COTTAGE, WEST END ROAD, BOSTON, PE21 7LL - £325,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

THE COTTAGE is a midsized detached house of 106m², built sometime between 1900 and 1929, which could now be worth an estimated £403,601. It was last sold for £325,000 in June 2018, which was around 59% above the average June 2018 detached price in the Boston local authority area. The most recent EPC inspection was October 2022, where the current energy rating was D, and the potential energy rating was C.

THE COTTAGE Sold Prices

Land registry data shows two sales for THE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Boston local authority area for the corresponding sale date. Both of the two THE COTTAGE 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
2018 28 JUN	£325,000	£204,575	59% above HPI
2006 8 DEC	£285,000	£176,700	61% above HPI

THE COTTAGE 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 two THE COTTAGE sales from December 2006 and June 2018 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 December 2006 sale was for 61% above the HPI. So the extrapolation line tracks at 61% above the HPI over time, until the June 2018 sale, where it falls to 59% above the HPI. The line then continues to track at 59% above the HPI.

What might THE COTTAGE be worth now?

THE COTTAGE might now be worth an estimated £403,601.

This is based on house price inflation of 24.2%, between June 2018 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 24.2% inflationary increase is applied to the most recent sale price for THE COTTAGE of £325,000 on 28th June 2018. For the value to have increased from £325,000 to £403,601 over the seven years and four months to February 2025, the following assumptions must hold true:

• The value of THE COTTAGE has moved in line with the HPI for detached houses in the Boston local authority area.
• The June 2018 sale price of £325,000 represented a fair market value for the property.
• The size, condition, and specification of THE COTTAGE has not materially changed since June 2018.

How Large is THE COTTAGE?

THE COTTAGE is 106m² according to the EPC inspection conducted in October 2022. This puts it in the largest 50% 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 THE COTTAGE lies on this distribution: 51% of detached houses houses are smaller than THE COTTAGE, and 48% of houses are larger. Note that EPC data is not available for all properties in Boston.

THE COTTAGE: Plot and Title Map

THE COTTAGE sits on a plot of roughly 4.0 acres, or 16,020m². The below map shows the location of THE COTTAGE, 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 COTTAGE). 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 COTTAGE?

THE COTTAGE is located on WEST END ROAD in BOSTON, in the PE21 postcode district. The below map shows the position of THE COTTAGE on WEST END ROAD.