Summary - Horncastle Road, Boston PE21 9BU
1 bed 1 bath Land
Freehold plot near town centre, suited to quick‑moving developers or investors.
Large freehold residential building plot, short walk to Boston town centre
Planning previously approved for two semi‑detached houses — now expired
Sold by Modern Auction — buyer fees, reservation fee, 56‑day completion
Very high local crime rate; area classified as deprived
Good road links to A16 and A52; excellent mobile signal
Low flood risk; average broadband speeds
Requires fresh planning consent or renewal of expired permission
Suitable for experienced investor/developer familiar with local remediation
Large freehold building plot on Horncastle Road offers short‑term development potential in central Boston. Planning for two semi‑detached houses was previously granted but is now expired; the site still benefits from established road links to the A16 and A52 and is within easy walking distance of the town centre and local amenities. Good mobile signal and low flood risk are practical pluses for future occupants or tenants.
This lot is sold via Modern Method of Auction. Prospective buyers must allow for auction fees, a non‑refundable reservation fee (4.5% subject to minimum), and a 56‑day completion timetable if successful. The buyer information pack is provided but does not replace independent surveys and checks; due diligence is essential before bidding.
The surrounding area is classified as deprived with very high crime levels and a transitional Eastern European neighbourhood profile; these factors will affect market rental values and resale desirability. Nearby schools include several rated Good, but one local secondary is rated Inadequate. The plot suits an experienced investor or developer comfortable managing local market challenges and securing fresh planning consent.
This is a clear opportunity for someone who can move quickly through the auction process, commission necessary reports, and either re‑apply for planning or adapt a revised scheme. Expect immediate holding costs, potential planning expense, and the need for security and mitigation measures if progressing to build or let.
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