Local market reports › PE area › PE21 › PE21 9
Fishtoft market report PE21 9, Boston
The PE21 9 (Fishtoft) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,452 HM Land Registry entries for PE21 9 (Boston), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical PE21 9 (Boston) home changed hands for £205,000 in 2026 (median of 42 registered sales, up 7% on five years earlier), with the mean at £213,000, and by floor area homes here have averaged about £2,220 per square metre over the last five years. Source: 5,452 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 9 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 9 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.
What a home in PE21 9 sells for
In the PE21 9 property market, the 2026 median sale price is £205,000, from 42 registered sales; the mean, the "average house price" most sites quote, is £213,000, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in PE21 9
The last five years of sales put PE21 9 at roughly £2,220 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts PE21 9 28% below the country at large.
A typical PE21 9 home, priced year by year (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 | £205,000 | £205,000 | 42 |
| 2025 | £215,000 | £220,141 | 160 |
| 2024 | £215,000 | £228,589 | 157 |
| 2023 | £225,000 | £247,220 | 148 |
| 2022 | £178,500 | £209,312 | 178 |
| 2021 | £192,000 | £243,097 | 217 |
| 2020 | £180,000 | £233,554 | 125 |
| 2019 | £170,000 | £222,829 | 139 |
| 2018 | £153,500 | £204,618 | 130 |
| 2017 | £148,200 | £202,130 | 174 |
| 2016 | £137,500 | £192,364 | 151 |
| 2015 | £145,000 | £204,885 | 173 |
| 2014 | £135,000 | £191,521 | 169 |
| 2013 | £125,000 | £179,863 | 118 |
| 2012 | £128,000 | £188,400 | 133 |
| 2011 | £125,000 | £188,702 | 135 |
| 2010 | £120,000 | £188,191 | 123 |
| 2009 | £121,500 | £195,312 | 104 |
| 2008 | £124,000 | £203,262 | 95 |
| 2007 | £140,000 | £237,479 | 235 |
| 2006 | £125,000 | £216,984 | 253 |
| 2005 | £125,800 | £223,873 | 190 |
| 2004 | £115,000 | £208,862 | 225 |
| 2003 | £94,100 | £173,355 | 202 |
| 2002 | £72,500 | £136,408 | 229 |
| 2001 | £63,500 | £122,076 | 262 |
| 2000 | £54,000 | £105,975 | 197 |
| 1999 | £51,000 | £101,640 | 249 |
| 1998 | £51,400 | £103,755 | 186 |
| 1997 | £46,700 | £95,772 | 226 |
| 1996 | £47,800 | £100,808 | 176 |
| 1995 | £41,500 | £90,215 | 151 |
In cash terms the typical PE21 9 home went from £41,500 in 1995 to £205,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 127%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2023, and today's median remains roughly 17% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the PE21 9 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 2003 (+29.8% on the year before); the weakest, 2008 (−11.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.7% | −6.9% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +4.1% | +0.6% |
| 20 years (since 2006) | +2.5% | −0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 42 sales completed in PE21 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 224 sales a year before the financial crisis and 137 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 9
PE21 9 falls under Boston, where the ONS puts the average private rent at £796 a month (May 2026 figures). 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 £205,000 median sold price makes a gross yield of 4.7%. 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.
How PE21 9 trades
This is a thin market: 42 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Within PE21, this sector trades 19% above the district median: one of the dearer corners of its district.
What people ask about PE21 9 (Fishtoft)
How much did a house sell for in PE21 9 (Fishtoft)?
Are property prices falling in PE21 9 (Fishtoft)?
Is PE21 9 (Fishtoft) a good place to buy a house?
Will PE21 9 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in PE21 now
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 9: live asking prices are collected per district.
Of everything listed here, 31% asks less than the sold record of comparable homes. 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in PE: the cost
Real sold prices by size across the PE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the PE area is the point: the same five years treated these districts very differently.
PE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in PE21
Sector boundaries hide real price steps. The rest of PE21, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE21 0 | £172,500 | 48 |
| PE21 6 | £150,000 | 5 |
| PE21 7 | £185,000 | 63 |
| PE21 8 | £138,000 | 33 |
Zoom out to the full PE21 district report for the type split, monthly volumes and how PE21 compares with its neighbours.
Selling in PE21 9? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in PE21 9, open the average prices map and zoom from the PE21 9 shading down to the sold homes on your own street. Every recorded PE21 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim PE21 9.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about PE21 9. Free, with a one click sign in.
Two maps carry on from here: every PE21 9 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.