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The Old Forge, Middlegate Road, Frampton, Boston, PE20 1AW

Property type
Detached
Habitable rooms
5
From EPC
Floor area
194 m²
2088 sq ft
Energy rating
D
Score 67
Tenure
Owner Occupied
Overview

About The Old Forge

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

The Old Forge is a detached house in Frampton, Boston, Boston (PE20 1AW). It has a recorded floor area of 194 m² (around 2088 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2019) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2009. Between certificates, roof efficiency went from Poor to Very Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 77).

At 194 m² the property is well over the postcode median (140 m² across 3 EPCs), placing it in the larger end of the local stock. Across 2017–2021, sale prices on this property compounded at 2.4% per year. Today's modelled estimate of £419,000 is 27% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£158/sq ft) was about 36.1% above the typical sold price in the postcode. Sold January 2021 for £330,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about The Old Forge

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

The Old Forge's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Dec 2019

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Dec 2019from Jul 2009
Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Hot Water
Very GoodGood

Hot water efficiency decreased

Roof
PoorVery Good

Roof insulation improved

Low Energy Lighting
24%74%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against The Old Forge, Middlegate Road, Frampton, Boston, PE20 1AW, sourced from the PlanIt planning register.

The Old Forge has no planning applications on record.

Notable planning nearby

2applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at The Old Forge

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£419,000

Modelled from EPC, postcode comparables and a sale-price growth of 2.4% per year over 4 years.

See how we calculated this
Last sold (2021)

£330,000

Growth on file: 2.4% per year over 4 years.

Sales timeline

  1. 12 January 2021Most recent

    £330,000

    +10.0%over 3 years

  2. 18 January 2017

    £300,000

Median price across the last 5 sales in PE20 1AW: £280,000 (2018–2005).

On the street

Versus other Middlegate Road homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for The Old Forge lags the street by a wide margin.

Price per m²

£1,701

Street avg £1,598

Below

Floor Area

194 m²

Street avg 128 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

6.1 t/year

Street avg 6.0 t/year

Below
Before you decide

Everything you need to know about The Old Forge

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£407k

1 Church Meadows, Kirton

PE20 1XT

4 bed2 bath
£434k

1 Claymond Court, Frampton Fen

PE20 1SR

£320k

1 Church Lane, Kirton

PE20 1EL

5 bed
£550k

1 Chapelgate, Kirton End

PE20 1NJ

£314k

1 2 College Farm, Sandholme Lane, Kirton

PE20 1NF

£302k

1 Cleymond Chase, Kirton

PE20 1DP

4 bed2 bath
£276k

1 College Farm, Sandholme Lane, Kirton

PE20 1NF

£257k

1 Boothby Close, Kirton

PE20 1EN

3 bed
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Boston district page.
Full Boston report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

1/mo

Steady year-on-year across the wider district.

Nearest stop

0.5 km

Lenton Way — bus stop.

Closest school

1.3 km

Kirton Primary School. 3 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE20 1AW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE20 1AW

Daytime· 07:00 – 23:00

48.1dB

Low
Night-time road noise heatmap for PE20 1AW

Night-time· 23:00 – 07:00

39.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Old Forge, Middlegate Road, Frampton, Boston, PE20 1AW. Each answer is also embedded as structured data for search engines.