Skip to content
UK Property Looker

Willow Tree Cottage, Holmes Road, Kirton Holme, Boston, PE20 1SP

2 planning records
Property type
Detached
Habitable rooms
8
From EPC
Floor area
220 m²
2368 sq ft
Energy rating
D
Score 62
Council tax
Band C
Tenure
Owner Occupied
Overview

About Willow Tree Cottage

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

Willow Tree Cottage is a detached house in Kirton Holme, Boston, Boston (PE20 1SP). It has a recorded floor area of 220 m² (around 2368 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2022) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).

At 220 m² the property is well over the postcode median (112 m² across 15 EPCs), placing it in the larger end of the local stock. Most recent transfer was August 2025 at £394,500 — fresh data. 2 planning records sit against the property, 1 approved, 0 refused.

Before you decide

Everything you need to know about Willow Tree Cottage

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.

Willow Tree Cottage's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
9.5 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against Willow Tree Cottage, Holmes Road, Kirton Holme, Boston, PE20 1SP, sourced from the PlanIt planning register.
  1. Mar 2010
    Amendment
    In report

    Application under s.96A for a non-material amendment to planning approval B/08/0208 for a two storey and single storey extension

    Documents
    3 docs on file
    Reference
    B/08/0208/NMA
    View planning record
  2. May 2008
    ExtensionFull
    In report

    Extension: Side of property

    Demolition of existing garage and construction of a two storey and single storey side extension

    Documents
    6 docs on file
    Reference
    B/08/0208
    View planning record
Before you offer

We flagged 1 thing worth checking at Willow Tree Cottage

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.

Latest sale on Willow Tree Cottage was the highest on Land Registry record across the postcode.

Current estimate

£375,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2025)

£394,500

Recorded with HM Land Registry.

Sales timeline

  1. 21 August 2025Most recent

    £394,500

Median price across the last 5 sales in PE20 1SP: £230,000 (2025–2019).

On the street

Versus other Holmes Road homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

Willow Tree Cottage is notably below the street on years held.

Price per m²

£1,793

Street avg £1,710

Below

Floor Area

220 m²

Street avg 121 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

9.5 t/year

Street avg 5.1 t/year

Strongly below
Before you decide

Everything you need to know about Willow Tree Cottage

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
£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
£550k

1 Chapelgate, Kirton End

PE20 1NJ

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

0.6 km

Demand Responsive Area — bus stop.

Closest school

3.0 km

Kirton Primary School. 1 school 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 1SP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE20 1SP

Daytime· 07:00 – 23:00

44.6dB

Low
Night-time road noise heatmap for PE20 1SP

Night-time· 23:00 – 07:00

37.8dB

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 Willow Tree Cottage, Holmes Road, Kirton Holme, Boston, PE20 1SP. Each answer is also embedded as structured data for search engines.