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Get startedKirsha is a two-bedroom detached house in Langrick, Boston, Boston (PE22 7AQ). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (January 2023) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2012. Between certificates, roof efficiency went from Good to Very Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 103), a 4-band jump. Main heating runs on oil. Other recorded features include outbuildings and attached land beyond the plot.
Sale prices here have outpaced Boston HPI: 3.2% per year against 0% for the wider region. Today's modelled estimate of £225,000 is 12.5% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£254/sq ft) was about 138.6% above the typical sold price in the postcode. One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. At 73 m² it's 23.6% smaller than the typical home in the postcode (96 m² median across 24 EPCs). Last sale on file: £199,950 in July 2023.
Recommended upgrades on file would lift this property by multiple EPC bands.
Planning Permission - Extension and alterations to existing dwelling to provide additional living accommodation with the erection of a detached double garage.
Kirsha valuation sits well clear of the typical sold price in this postcode.
£225,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.2% per year over 10 years.
£199,950
Growth on file: 3.2% per year over 10 years.
Price per m² for Kirsha runs comfortably ahead of the street norm.
Price per m²
£2,739
Street avg £1,508
Floor Area
73 m²
Street avg 100 m²
Habitable Rooms
3 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
44.9dB

Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Loft insulation upgraded to recommended levels
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
27 July 2023Most recent
£199,950
+42.8%over 5 years29 September 2017
£140,000
-3.4%over 4 years27 March 2013
£145,000
Median price across the last 5 sales in PE22 7AQ: £167,500 (2021–2019).
Street avg 5 rooms
CO₂ Emissions
5.8 t/year
Street avg 5.7 t/year
PE22 7BA
Armtree Road Garage — bus stop.
Closest school
1.5 km
Gipsey Bridge Academy. 1 school nearby.
Flood risk
Low
From the Environment Agency.
Night-time· 23:00 – 07:00
38.2dB
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