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Get startedBeechcroft, Wainfleet Road, Freiston, Boston, PE22 0PG
1 planning record
About Beechcroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beechcroft is a four-bedroom detached house in Freiston, Boston, Boston (PE22 0PG). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (March 2025) shows a C (score 70). The rating has held steady at C across 2 certificates since July 2010. Between certificates, roof efficiency went from Good to Very Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good.
Sale prices here have outpaced Boston HPI: 6.1% per year against 0% for the wider region. Today's modelled estimate of £406,000 sits 70.6% above the 2011 sale of £238,000. On a £-per-square-foot basis, the last sale (£149/sq ft) was about 19.2% above the typical sold price in the postcode. At 148 m² the property is well over the postcode median (84 m² across 9 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Last changed hands 15 years ago, in June 2011. One historical planning record sits against the property in 2006.
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
- Bedrooms4
- Bathrooms4
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against Beechcroft, Wainfleet Road, Freiston, Boston, PE22 0PG, sourced from the PlanIt planning register.
- Jul 2006ExtensionFullFavourable with conditions
Extension: Side and rear of property
Side and rear extensions
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Beechcroft valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£406,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.1% per year over 5 years.
Last sold (2011)
£238,000
Growth on file: 6.1% per year over 5 years.
Sales timeline
Versus other Wainfleet Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
Beechcroft outperforms the street on years held by a wide margin.
Price per m²
£1,608
Street avg £1,688
Floor Area
148 m²
Street avg 114 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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
0.2 km
Road noise across the postcode
Modelled day and night-time noise levels around PE22 0PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 33 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Beechcroft, Wainfleet Road, Freiston, Boston, PE22 0PG. Each answer is also embedded as structured data for search engines.