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Get startedSpring Dawn, Wainfleet Road, Freiston, Boston, PE22 0PG
About Spring Dawn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Spring Dawn is a two-bedroom detached house in Freiston, Boston, Boston (PE22 0PG). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (July 2022) shows an E (score 48), well below the UK norm with real room to improve. When first surveyed in July 2017 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil.
Sale prices here have outpaced Boston HPI: 23.2% per year against 0% for the wider region. Today's modelled estimate of £180,000 is 28.6% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£203/sq ft) was about 73.7% above the typical sold price in the postcode. At 64 m² it sits well below the postcode median (119 m² across 9 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). Sold August 2020 for £139,950.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Garage
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Spring Dawn's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jul 2022
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
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
See how we calculated this£180,000
Modelled from EPC, postcode comparables and a sale-price growth of 23.2% per year over 2 years.
Last sold (2020)
£139,950
Growth on file: 23.2% per year over 2 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.
On floor area, Spring Dawn runs well behind the street norm.
Price per m²
£2,187
Street avg £1,615
Floor Area
64 m²
Street avg 123 m²
Habitable Rooms
3 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 Spring Dawn, Wainfleet Road, Freiston, Boston, PE22 0PG. Each answer is also embedded as structured data for search engines.