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Get startedToft House, Eaudyke Road, Friskney, Boston, PE22 8RT
About Toft House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Toft House is a four-bedroom detached house in Friskney, Boston, Boston (PE22 8RT). It has a recorded floor area of 194 m² (around 2088 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2025) shows an E (score 48), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since June 2021. Between certificates, wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil. Records show the property has been extended at some point in its history.
At 194 m² the property is well over the postcode median (94 m² across 20 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £439,000 is 29.1% above the 2022 sale price. Sold May 2022 for £340,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Toft House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Jun 2025
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
12.0 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.
Latest sale on Toft House was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£439,000
Modelled from EPC, postcode comparables.
Last sold (2022)
£340,000
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.
CO₂ Emissions for Toft House lags the street by a wide margin.
Price per m²
£1,753
Street avg £1,768
Floor Area
194 m²
Street avg 128 m²
Habitable Rooms
6 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 Toft House, Eaudyke Road, Friskney, Boston, PE22 8RT. Each answer is also embedded as structured data for search engines.