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12 Horseshoe Lane, Kirton, Boston, PE20 1LJ

Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
92 m²
990 sq ft
Energy rating
F
Score 37
Council tax
Band C
Tenure
Freehold
Overview

About 12 Horseshoe Lane

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

12 Horseshoe Lane is a three-bedroom detached house in Kirton, Boston, Boston (PE20 1LJ). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1930-1949 and council tax band C. Tenure is freehold. The latest certificate (May 2022) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 80), a 3-band jump. Other recorded features include a conservatory.

At 92 m² it's 20% smaller than the typical home in the postcode (115 m² median across 46 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. On a £-per-square-foot basis, the last sale (£255/sq ft) was about 85.4% above the typical sold price in the postcode. Last sale on file: £252,500 in November 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms1
  • Dining roomYes
  • ConservatoryYes

Outside

  • Private gardenRear
  • GarageYes

Building

  • TenureFreehold
Before you decide

Everything you need to know about 12 Horseshoe Lane

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.

12 Horseshoe Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Rating

A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 12 Horseshoe Lane, Kirton, Boston, PE20 1LJ, sourced from the PlanIt planning register.

12 Horseshoe Lane 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 12 Horseshoe Lane

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

£254,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2022)

£252,500

Recorded with HM Land Registry.

Sales timeline

  1. 3 November 2022Most recent

    £252,500

Median price across the last 5 sales in PE20 1LJ: £325,000 (2025–2024).

On the street

Versus other Horseshoe Lane homes

Four headline reads against 45 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 12 Horseshoe Lane runs well behind the street norm.

Price per m²

£2,745

Street avg £1,814

Strongly above

Floor Area

92 m²

Street avg 121 m²

Below

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

8.2 t/year

Street avg 4.4 t/year

Strongly below
Before you decide

Everything you need to know about 12 Horseshoe Lane

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.
£257k

1 Boothby Close, Kirton

PE20 1EN

3 bed
£227k

1 Elm Close, Kirton

PE20 1DJ

3 bed2 bath
£179k

1 Fossitt Place, London Road, Kirton

PE20 1JA

3 bed2 bath
£166k

1 Council House, Bucklegate Lane, Kirton

PE20 1NB

3 bed
£302k

1 Cleymond Chase, Kirton

PE20 1DP

4 bed2 bath
£194k

1 Coopers Cottage, Church End, Frampton

PE20 1AX

2 bed
£187k

1 Ash Drive, Kirton

PE20 1XQ

2 bed
£407k

1 Church Meadows, Kirton

PE20 1XT

4 bed2 bath
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

Crime

1/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Craven Avenue — bus stop.

Closest school

0.4 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 1LJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE20 1LJ

Daytime· 07:00 – 23:00

51.7dB

Low
Night-time road noise heatmap for PE20 1LJ

Night-time· 23:00 – 07:00

42.0dB

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 12 Horseshoe Lane, Kirton, Boston, PE20 1LJ. Each answer is also embedded as structured data for search engines.