WILLOW WATERS, SCALP ROAD, FISHTOFT, BOSTON, PE21 0SQ - £65,000

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

WILLOW WATERS is a large extended detached house of 135m², built sometime between 1967 and 1975, which could now be worth an estimated £211,319. It was last sold for £65,000 in June 2001, which was around 16% below the average June 2001 detached price in the Boston local authority area. The most recent EPC inspection was October 2013, where the current energy rating was D, and the potential energy rating was C.

WILLOW WATERS Sold Prices

Land registry data shows two sales for WILLOW WATERS 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 WILLOW WATERS 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
2001 29 JUN	£65,000	£77,661	16% below HPI
1997 2 NOV	£42,000	£55,977	25% below HPI

WILLOW WATERS 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 WILLOW WATERS sales from November 1997 and June 2001 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 1997 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the June 2001 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might WILLOW WATERS be worth now?

WILLOW WATERS might now be worth an estimated £211,319.

This is based on house price inflation of 225.1%, between June 2001 and December 2024, 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 225.1% inflationary increase is applied to the most recent sale price for WILLOW WATERS of £65,000 on 29th June 2001. For the value to have increased from £65,000 to £211,319 over the 22 years and six months to December 2024, the following assumptions must hold true:

• The value of WILLOW WATERS has moved in line with the HPI for detached houses in the Boston local authority area.
• The June 2001 sale price of £65,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW WATERS has not materially changed since June 2001.

How Large is WILLOW WATERS?

WILLOW WATERS is 135m², which includes two extensions, according to the EPC inspection conducted in October 2013. This puts it in the largest 40% of detached houses houses in Fishtoft, based on EPC data. The below chart shows the distribution of detached houses houses by size in Fishtoft, and where WILLOW WATERS lies on this distribution: 67% of detached houses houses are smaller than WILLOW WATERS, and 32% of houses are larger. Note that EPC data is not available for all properties in Fishtoft.

WILLOW WATERS: Plot and Title Map

WILLOW WATERS sits on a plot of roughly 0.172 of an acre, or 696m². The below map shows the location of WILLOW WATERS, 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 WILLOW WATERS). 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 WILLOW WATERS?

WILLOW WATERS is located on SCALP ROAD in FISHTOFT, in the PE21 postcode district. The below map shows the position of WILLOW WATERS on SCALP ROAD.