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Fishtoft market report PE21, Boston
The PE21 (Fishtoft) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 24,058 registered sales in PE21 (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.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 191 registered 2026 sales put the PE21 (Boston) median at £172,500, up 0% on five years earlier, with a mean of £198,800, and by floor area homes here have averaged about £2,080 per square metre over the last five years. Everything rests on 24,058 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
PE21 is the postcode district covering Boston, Fishtoft, Wyberton in Boston. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where PE21 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.
PE21 sold prices: where the market stands
Take the 191 registered 2026 sales in PE21 and the middle price, the median, is £172,500. The mean lands at £198,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in PE21
A square metre of PE21 home has cost about £2,080 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts PE21 39% below the country at large.
The price of a typical PE21 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £172,500 | £172,500 | 191 |
| 2025 | £190,000 | £194,543 | 546 |
| 2024 | £187,000 | £198,819 | 570 |
| 2023 | £180,000 | £197,776 | 592 |
| 2022 | £175,000 | £205,207 | 707 |
| 2021 | £172,500 | £218,407 | 816 |
| 2020 | £158,000 | £205,008 | 477 |
| 2019 | £158,200 | £207,362 | 570 |
| 2018 | £148,000 | £197,287 | 685 |
| 2017 | £140,000 | £190,946 | 709 |
| 2016 | £134,000 | £187,467 | 669 |
| 2015 | £132,000 | £186,516 | 668 |
| 2014 | £125,000 | £177,334 | 677 |
| 2013 | £120,000 | £172,668 | 580 |
| 2012 | £115,000 | £169,266 | 474 |
| 2011 | £110,800 | £167,265 | 560 |
| 2010 | £112,500 | £176,429 | 552 |
| 2009 | £110,000 | £176,826 | 514 |
| 2008 | £116,200 | £190,476 | 634 |
| 2007 | £123,000 | £208,642 | 1,219 |
| 2006 | £112,000 | £194,418 | 1,145 |
| 2005 | £104,000 | £185,078 | 882 |
| 2004 | £100,000 | £181,620 | 1,161 |
| 2003 | £80,500 | £148,301 | 1,163 |
| 2002 | £65,000 | £122,297 | 1,265 |
| 2001 | £52,500 | £100,929 | 1,079 |
| 2000 | £44,500 | £87,331 | 1,007 |
| 1999 | £44,000 | £87,690 | 1,026 |
| 1998 | £41,000 | £82,761 | 801 |
| 1997 | £41,000 | £84,083 | 885 |
| 1996 | £39,000 | £82,249 | 698 |
| 1995 | £37,200 | £80,867 | 536 |
In cash terms the typical PE21 home went from £37,200 in 1995 to £172,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 113%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the PE21 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 2004 (+24.2% on the year before); the weakest, 2026 (−9.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What PE21 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.2% | −11.3% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +2.2% | −0.6% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 37% of the typed total. A detached home currently trades at £250,000 against £85,000 for a flat, 2.9 times the price.
Median by property type, PE21
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £250,000 | 97 | 8,972 |
| Semi-detached | £150,000 | 47 | 7,278 |
| Terraced | £128,800 | 36 | 6,400 |
| Flats | £85,000 | 11 | 1,408 |
How many homes change hands in PE21
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 413 sales completed in PE21. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,115 sales a year before the financial crisis and 521 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market PE21 is
By median price PE21 sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
The rental side of PE21
PE21 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 £172,500 median sold price makes a gross yield of 5.5%. 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.
Asked and answered: PE21 (Fishtoft)
Is PE21 (Fishtoft) a good place to buy a house?
How much did a house sell for in PE21 (Fishtoft)?
Are property prices falling in PE21 (Fishtoft)?
Will PE21 prices rise from here?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 21% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in PE21 now
Everything above is what homes in PE21 sold for. The live side of the market holds 188 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 7% below the PE21 median sold price.
31% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every PE21 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: PE prices by size
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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
PE21 ranks 29 of 35 in the PE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, PE area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside PE21, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| 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 |
| PE21 9 | £205,000 | 42 |
How PE21 compares nearby
Same city, different markets. The dearest districts of the PE area, and PE21 itself, which ranks 35 of 35 by median price:
| District | Median | 5-year |
|---|---|---|
| PE5 | £700,200 | +64% |
| PE8 | £336,200 | -2% |
| PE9 | £335,000 | +2% |
| PE28 | £330,000 | -6% |
| PE31 | £325,000 | +5% |
| PE36 | £322,000 | +2% |
| PE19 | £310,000 | +3% |
| PE27 | £310,000 | +8% |
| PE26 | £300,000 | +10% |
| PE32 | £291,200 | -1% |
| PE29 | £285,000 | +4% |
| PE33 | £282,500 | +20% |
| PE6 | £280,000 | +10% |
| PE34 | £277,000 | +9% |
| PE14 | £263,000 | +2% |
| PE10 | £260,000 | +10% |
| PE38 | £260,000 | +13% |
| PE37 | £258,000 | +5% |
| PE7 | £250,000 | +4% |
| PE4 | £245,000 | +17% |
| PE12 | £245,000 | +9% |
| PE15 | £235,500 | +2% |
| PE20 | £232,500 | +8% |
| PE21 (this report) | £172,500 | +0% |
Before you sell in PE21: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE21, use the average prices map for a rough value: zoom from PE21's shading down to the sold homes on your own street. The figures above are every recorded PE21 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working PE21: the featured spot on this report is free for founding agents, one per district. Claim PE21.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to PE21. Free after a one click sign in.
See every individual PE21 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.