Skip to content
UK Property Looker

2 Horseshoe Lane, Kirton, Boston, PE20 1LJ

4 sales on record
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
121 m²
1302 sq ft
Energy rating
E
Score 45
Council tax
Band C
Tenure
Owner Occupied
Overview

About 2 Horseshoe Lane

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

2 Horseshoe Lane is a three-bedroom detached house in Kirton, Boston, Boston (PE20 1LJ). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2015) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in June 2009 the rating was F, the property has climbed 1 band since. Between certificates, lighting dropped from Good to Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. The latest certificate is from June 2015, so improvements made since then won't be reflected.

Most recent transfer: October 2019 at £235,000. Across the public record there are 4 sales, relatively high churn for a single property. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). Across 1996–2019, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £278,000 is 18.3% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£180/sq ft) was about 29.7% above the typical sold price in the postcode.

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
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageYes

Building

  • Central heatingYes
  • RefurbishedYes
Before you decide

Everything you need to know about 2 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.

2 Horseshoe Lane's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 16 Jun 2025

Current Certificate(1 of 2)
Jun 2015

EPC Rating

A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.3 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jun 2015from Jun 2009
EPC improved fromF34toE45
Low Energy Lighting
50%18%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 2 Horseshoe Lane, Kirton, Boston, PE20 1LJ, sourced from the PlanIt planning register.

2 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 2 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.

2 Horseshoe Lane has more than quadrupled in price since its earliest registered sale in 1996.

Current estimate

£278,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.3% per year over 24 years.

See how we calculated this
Last sold (2019)

£235,000

Growth on file: 6.3% per year over 24 years.

Sales timeline

  1. 30 October 2019Most recent

    £235,000

    +30.6%over 3 years

  2. 18 December 2015

    £179,950

    +24.1%over 4 years

  3. 27 April 2011

    £145,000

    +163.6%over 15 years

  4. 12 January 1996

    £55,000

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, 2 Horseshoe Lane runs well behind the street norm.

Price per m²

£1,942

Street avg £1,838

On par

Floor Area

121 m²

Street avg 120 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

8.3 t/year

Street avg 4.4 t/year

Strongly below
Before you decide

Everything you need to know about 2 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
£407k

1 Church Meadows, Kirton

PE20 1XT

4 bed2 bath
£187k

1 Ash Drive, Kirton

PE20 1XQ

2 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

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