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Get started2 School Lane is a two-bedroom detached house in Butterwick, Boston, Boston (PE22 0HU). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2014) shows an E (score 52), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2010. Between certificates, wall efficiency went from Very Poor to Poor, lighting went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 84), a 3-band jump. Main heating runs on oil. The latest certificate is from May 2014, so improvements made since then won't be reflected. Period features are noted in the property record.
Sale prices here have outpaced Boston HPI: 3.2% per year against 0% for the wider region. Today's modelled estimate of £184,000 is 22.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£155/sq ft) was about 31.7% above the typical sold price in the postcode. At 90 m² the property is well over the postcode median (61 m² across 26 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). Last sale on file: £150,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
2 School Lane's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 19 May 2024
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£184,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.2% per year over 19 years.
£150,000
Growth on file: 3.2% per year over 19 years.
Price per m² for 2 School Lane runs comfortably ahead of the street norm.
Price per m²
£1,667
Street avg £1,318
Floor Area
90 m²
Street avg 78 m²
Habitable Rooms
5 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km

Daytime· 07:00 – 23:00
46.4dB

Changes detected from historical EPC data
Wall insulation improved
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
5 March 2021Most recent
£150,000
+11.9%over 5 years6 March 2015
£134,000
+61.5%over 12 years2 August 2002
£82,950
Median price across the last 5 sales in PE22 0HU: £148,000 (2023–2017).
Street avg 4 rooms
CO₂ Emissions
6.4 t/year
Street avg 3.9 t/year
PE22 0ET
Pinchbeck Road — bus stop.
Closest school
0.1 km
The Butterwick Pinchbeck's Endowed CofE Primary School. 1 school nearby.
Flood risk
Low
From the Environment Agency.
Night-time· 23:00 – 07:00
36.9dB
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