VILLA LODGE, STATION ROAD, SWINESHEAD, BOSTON, PE20 3PA - £125,000

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

VILLA LODGE is a small extended detached house of 85m², built sometime between 1900 and 1929, which could now be worth an estimated £158,552. It was last sold for £125,000 in August 2017, which was around 38% below the average August 2017 detached price in the Boston local authority area. The most recent EPC inspection was June 2016, where the current energy rating was F, and the potential energy rating was B.

VILLA LODGE Sold Prices

Land registry data shows three sales for VILLA LODGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Boston local authority area for the corresponding sale date. All of the three VILLA LODGE 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
2017 4 AUG	£125,000	£200,290	38% below HPI
2007 9 JUL	£156,000	£183,124	15% below HPI
2005 22 APR	£111,000	£163,671	32% below HPI

VILLA LODGE 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 three VILLA LODGE sales between April 2005 and August 2017 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 July 2007 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the August 2017 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might VILLA LODGE be worth now?

VILLA LODGE might now be worth an estimated £158,552.

This is based on house price inflation of 26.8%, between August 2017 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 26.8% inflationary increase is applied to the most recent sale price for VILLA LODGE of £125,000 on 4th August 2017. For the value to have increased from £125,000 to £158,552 over the eight years and six months to February 2025, the following assumptions must hold true:

• The value of VILLA LODGE has moved in line with the HPI for detached houses in the Boston local authority area.
• The August 2017 sale price of £125,000 represented a fair market value for the property.
• The size, condition, and specification of VILLA LODGE has not materially changed since August 2017.

How Large is VILLA LODGE?

VILLA LODGE is 85m², which includes two extensions, according to the EPC inspection conducted in June 2016. This puts it in the smallest 30% of detached houses houses in Swineshead, based on EPC data. The below chart shows the distribution of detached houses houses by size in Swineshead, and where VILLA LODGE lies on this distribution: 24% of detached houses houses are smaller than VILLA LODGE, and 76% of houses are larger. Note that EPC data is not available for all properties in Swineshead.

VILLA LODGE: Plot and Title Map

VILLA LODGE sits on a plot of roughly 0.137 of an acre, or 553m². The below map shows the location of VILLA LODGE, 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 VILLA LODGE). 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 VILLA LODGE?

VILLA LODGE is located on STATION ROAD in SWINESHEAD, in the PE20 postcode district. The below map shows the position of VILLA LODGE on STATION ROAD.