Local market reports › PE area › PE21 › PE21 7
Fishtoft market report PE21 7, Boston
The standing PE21 7 (Fishtoft) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,427 registered sales in PE21 7 (Boston) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical PE21 7 (Boston) home changed hands for £185,000 in 2026 (median of 63 registered sales, down 3% on five years earlier), with the mean at £218,200, and by floor area homes here have averaged about £2,170 per square metre over the last five years. Source: 5,427 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like PE21 7 is a single group of streets within PE21 (Boston), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where PE21 7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's PE21 7 prices, from the sold record
Take the 63 registered 2026 sales in PE21 7 and the middle price, the median, is £185,000. The mean lands at £218,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
PE21 7 prices by floor area
Averaged across five years of sales, floor space in PE21 7 costs about £2,170 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, PE21 7 sits 35% below the national market.
PE21 7's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £185,000 | £185,000 | 63 |
| 2025 | £215,000 | £220,141 | 147 |
| 2024 | £211,200 | £224,549 | 142 |
| 2023 | £185,000 | £203,270 | 176 |
| 2022 | £220,000 | £257,975 | 169 |
| 2021 | £190,000 | £240,565 | 254 |
| 2020 | £175,000 | £227,066 | 136 |
| 2019 | £176,000 | £230,694 | 150 |
| 2018 | £160,000 | £213,283 | 209 |
| 2017 | £160,000 | £218,224 | 187 |
| 2016 | £165,100 | £230,977 | 190 |
| 2015 | £142,500 | £201,353 | 188 |
| 2014 | £138,000 | £195,777 | 188 |
| 2013 | £133,000 | £191,374 | 139 |
| 2012 | £124,000 | £182,513 | 100 |
| 2011 | £128,000 | £193,231 | 123 |
| 2010 | £135,000 | £211,715 | 135 |
| 2009 | £125,000 | £200,939 | 134 |
| 2008 | £135,000 | £221,294 | 152 |
| 2007 | £136,000 | £230,694 | 263 |
| 2006 | £138,000 | £239,550 | 227 |
| 2005 | £125,000 | £222,450 | 163 |
| 2004 | £127,000 | £230,657 | 245 |
| 2003 | £105,000 | £193,435 | 195 |
| 2002 | £84,000 | £158,045 | 233 |
| 2001 | £65,500 | £125,920 | 195 |
| 2000 | £57,000 | £111,863 | 192 |
| 1999 | £52,000 | £103,633 | 215 |
| 1998 | £49,000 | £98,910 | 151 |
| 1997 | £47,500 | £97,413 | 148 |
| 1996 | £42,000 | £88,576 | 135 |
| 1995 | £40,200 | £87,389 | 83 |
In cash terms the typical PE21 7 home went from £40,200 in 1995 to £185,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 112%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 28% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the PE21 7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+28.2% on the year before); the weakest, 2023 (−15.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.0% | −16.0% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +1.5% | −1.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in PE21 7
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 63 sales completed in PE21 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 214 sales a year before the financial crisis and 139 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around PE21 7
For renting purposes PE21 7 sits in Boston. The ONS average private rent there is £796 a month (May 2026). A one-bed averages £597 a month here and a four-or-more-bed £1,271, so size does most of the work in setting the rent.
Average monthly rent by size, Boston
ONS Price Index of Private Rents, May 2026.
£796 a month is £9,552 a year, which against the £185,000 median sold price makes a gross yield of 5.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the PE21 7 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Common questions on PE21 7 (Fishtoft)
How much did a house sell for in PE21 7 (Fishtoft)?
Are property prices falling in PE21 7 (Fishtoft)?
Is PE21 7 (Fishtoft) a good place to buy a house?
Will PE21 7 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 3% over five years in cash but down 23% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
PE21's current homes for sale
The live side of the market holds 188 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole PE21 district, not just PE21 7: live asking prices are collected per district.
31% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every PE21 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: PE prices by size
Real sold prices by size across the PE area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £245,000 | £338,000 (+38%) | £482,750 (+43%) | £645,000 (+34%) |
| Semi-detached | £187,000 | £220,000 (+18%) | £257,500 (+17%) | £340,000 (+32%) | £455,000 (+34%) |
| Terraced | £170,000 | £195,000 (+15%) | £225,000 (+15%) | £300,000 (+33%) | £465,000 (+55%) |
| Flat | £120,000 | £155,500 (+30%) | £230,000 (+48%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the PE area is the point: the same five years treated these districts very differently.
Five-year change in the median, PE area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in PE21
A few minutes' walk can separate two very different markets. Here are PE21's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE21 0 | £172,500 | 48 |
| PE21 6 | £150,000 | 5 |
| PE21 8 | £138,000 | 33 |
| PE21 9 | £205,000 | 42 |
Zoom out to the full PE21 district report for the type split, monthly volumes and how PE21 compares with its neighbours.
Thinking of selling in PE21 7? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE21 7, use the average prices map for a rough value: zoom from PE21 7's shading down to the sold homes on your own street. The figures above are every recorded PE21 7 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim PE21 7.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to PE21 7. Free after a one click sign in.
See every individual PE21 7 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.