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Get startedSimmons, Eaudyke Road, Friskney, Boston, PE22 8RT
About Simmons
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Simmons is a detached house in Friskney, Boston, Boston (PE22 8RT). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2025) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2022. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and window efficiency went from Poor to Good. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £217,000 sits 73.6% above the 2024 sale of £125,000. At 79 m² it's 22.6% smaller than the typical home in the postcode (102 m² median across 20 EPCs). Last sale on file: £125,000 in July 2024.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jan 2025
EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.2 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.
Simmons valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£217,000
Modelled from EPC, postcode comparables.
Last sold (2024)
£125,000
Recorded with HM Land Registry.
Sales timeline
Versus other Eaudyke Road homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Simmons lags the street by a wide margin.
Price per m²
£1,582
Street avg £1,784
Floor Area
79 m²
Street avg 134 m²
Habitable Rooms
5 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
0.3 km
Road noise across the postcode
Modelled day and night-time noise levels around PE22 8RT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.8dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 13 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 Simmons, Eaudyke Road, Friskney, Boston, PE22 8RT. Each answer is also embedded as structured data for search engines.