West End Road, Boston house prices are built from 201 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 17 Jun 2026. The median price paid across the whole record is £154,995. Across the 10 years from 2015 to 2025 the median moved +36.8% in cash — but once inflation is taken out, the change in 2026 money is -0.9%.
Median price paid
£154,995
Change in cash, 2015–2025
+36.8%
Change in real terms
-0.9%
Median per m²
£3,066
HM Land Registry201 sales3 with floor areaLatest sale 17 Jun 2026
Section 01
How West End Road, Boston prices moved
The chart tracks the median West End Road, Boston house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 4 | £52,500 | £116,575 |
| 2000s | 8 | £154,975 | £282,319 |
| 2010s | 6 | £196,500 | £277,065 |
| 2020s | 4 | £265,000 | £270,761 |
The highest yearly median on record for West End Road, Boston is £301,000 in 2024; the lowest is £46,000 in 1996. Across the full 31-year record the cash median has moved from £64,500 to £268,750.
In 2026 money that first median is worth £143,220, so the real change over the whole record is +91.7% — about +2.19% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +36.8% in cash against -0.9% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 106 | 17 Jun 2026 | Detached | £275,000 | £275,000 |
| 77 | 18 Aug 2025 | Detached | £238,000 | £243,174 |
| 35 | 6 Aug 2025 | Detached | £185,000 | £189,022 |
| Windyridge | 24 Jul 2025 | Detached | £265,000 | £270,761 |
| The Cottage | 27 Jun 2025 | Detached | £460,000 | £470,000 |
| 59 | 28 Apr 2025 | Detached | £272,500 | £278,424 |
| 50 | 6 Mar 2025 | Detached | £470,000 | £480,217 |
| 16 | 30 Jan 2025 | Detached | £345,000 | £352,500 |
| 3 | 24 Jan 2025 | Detached | £224,000 | £228,870 |
| 13 | 22 Nov 2024 | Detached | £288,500 | £303,571 |
| 5 | 18 Jul 2024 | Detached | £267,500 | £281,474 |
| 7 | 1 Jul 2024 | Detached | £301,000 | £316,724 |
| 40 | 12 Jun 2024 | Detached | £432,500 | £455,093 |
| 58 | 10 May 2024 | Detached | £467,500 | £491,922 |
| 34 | 27 Oct 2023 | Detached | £260,000 | £280,920 |
| Crown House | 5 Jan 2023 | Detached | £460,000 | £497,011 |
| 57 | 13 Sep 2022 | Detached | £297,500 | £344,680 |
| 19 | 9 Sep 2022 | Detached | £299,950 | £347,518 |
| 54 | 19 Jul 2022 | Detached | £225,000 | £260,682 |
| Penrith | 8 Jul 2022 | Detached | £240,000 | £278,061 |
| 42 | 10 May 2022 | Detached | £244,950 | £283,796 |
| 83 | 28 Mar 2022 | Semi-detached | £210,000 | £243,303 |
| 63 | 21 Oct 2021 | Detached | £270,000 | £341,129 |
| 60 | 2 Sep 2021 | Detached | £265,000 | £334,812 |
| 20 | 18 Jun 2021 | Semi-detached | £126,500 | £159,825 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to West End Road, Boston values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 106 West End Road | £143,000 (2021) | £275,000 (2026) | +14.0% | +8.8% |
| 77 West End Road | £60,000 (1996) | £238,000 (2025) | +4.9% | +2.2% |
| THE COTTAGE West End Road | £285,000 (2006) | £460,000 (2025) | +2.6% | -0.4% |
| 59 West End Road | £84,000 (1998) | £272,500 (2025) | +4.5% | +1.8% |
| 50 West End Road | £235,000 (2003) | £470,000 (2025) | +3.2% | +0.4% |
| 16 West End Road | £241,000 (2017) | £345,000 (2025) | +4.6% | +0.9% |
| 13 West End Road | £195,000 (2006) | £288,500 (2024) | +2.2% | -0.7% |
| 7 West End Road | £168,000 (2017) | £301,000 (2024) | +8.7% | +4.8% |
| 40 West End Road | £75,300 (1995) | £432,500 (2024) | +6.2% | +3.5% |
| 58 West End Road | £229,950 (2012) | £467,500 (2024) | +6.1% | +3.0% |
| 34 West End Road | £50,000 (1999) | £260,000 (2023) | +7.1% | +4.3% |
| CROWN HOUSE West End Road | £155,000 (2009) | £460,000 (2023) | +8.1% | +4.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. West End Road, Boston is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 167 | 83.1% | £168,043 | £12,000 – £470,000 |
| Semi-detached | 27 | 13.4% | £100,000 | £18,200 – £210,000 |
| Terraced | 7 | 3.5% | £76,000 | £33,000 – £115,000 |
Section 06
Ownership and new build in West End Road, Boston
0 of the sales on record are leasehold and 201 freehold — 0.0% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 201 | 100.0% | £154,995 |
A further 7 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in West End Road, Boston
Every certificate carries an energy efficiency band as well as a floor area. Across Boston, 42.3% of 38,000 certificates sit in bands A to C, and 7.3% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 291 | 0.8% |
| B | 4,905 | 12.9% |
| C | 10,859 | 28.6% |
| D | 12,955 | 34.1% |
| E | 6,217 | 16.4% |
| F | 2,120 | 5.6% |
| G | 653 | 1.7% |
The Office for National Statistics puts the mean private rent in Boston at £800 a month as of Jun 2026 — £600 for a one-bedroom home and £916 for three bedrooms.
Against the median sale of £154,995 here, that rent is a gross yield of 6.19% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of PE21, 382 crimes were recorded in Jun 2026: 150 violent, 4 burglary, 7 vehicle-related and 79 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.3 times busier.
Against the 70,502 residents the 2021 census counted in Boston, that is 5.42 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around West End Road, Boston
The 2021 census counted 70,502 residents in Boston across 29,404 households. 60.1% of those households own their home and 39.8% rent — a split the sold record cannot show, because only owners appear in it.
17 state and independent schools have a PE21 postcode: 12 primary, 3 secondary, 1 nursery, 1 16 plus. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Haven High Academy | Secondary | Academy converter | 1,229 |
| The Boston Grammar School | Secondary | Academy converter | 924 |
| Boston High School | Secondary | Academy converter | 837 |
| Tower Road Academy | Primary | Academy converter | 559 |
| Staniland Academy | Primary | Academy converter | 461 |
| Carlton Road Academy | Primary | Academy converter | 458 |
| Boston West Academy | Primary | Academy converter | 412 |
| Boston Pioneers Free School Academy | Primary | Free schools | 411 |
| St Thomas CofE Primary Academy | Primary | Academy converter | 400 |
| Hawthorn Tree School | Primary | Community school | 364 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Boston Rail Station | Rail | 0.6 km |
| Hubberts Bridge Rail Station | Rail | 5.8 km |
| Swineshead Rail Station | Rail | 10.9 km |
| Heckington Rail Station | Rail | 18.1 km |
Section 09
How West End Road, Boston compares
The median across the whole archive is £157,500. West End Road, Boston sits below that national figure — -1.6%.
Within Boston the street ranks 270 of 942 by median price, and its median is above the town figure of £117,500 (+31.9%).
Where an EPC floor area could be matched to the sale, the median works out at £3,066 per square metre, across 3 of the 201 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £12,000 to £470,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
West End Road, Boston sits in Boston, in the East Midlands.
The Office for National Statistics puts the median home in Boston at 6.8 times median local earnings of £30,129 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Sleaford Road£110,000 median
- Spilsby Road£128,500 median
- Willoughby Road£81,250 median
- Wyberton West Road£96,500 median
- Wyberton Low Road£86,750 median
- Fishtoft Road£96,750 median
- Freiston Road£93,000 median
- Eastwood Road£138,000 median
- Smalley Road£76,000 median
- Rider Gardens£111,500 median
- Carlton Road£73,000 median
- Horncastle Road£115,000 median
- Norfolk Street£80,750 median
- Windsor Bank£77,500 median
- Tattershall Road£134,000 median
- Haven Meadows£72,500 median
Addresses with more than one recorded sale
- 54 West End Road5 sales
- 120 West End Road5 sales
- THE COTTAGE West End Road4 sales
- 57 West End Road4 sales
- MALABA West End Road4 sales
- THE HOLT West End Road4 sales
- 31 West End Road4 sales
- MELROSE HOUSE West End Road4 sales
- 77 West End Road3 sales
- 50 West End Road3 sales
- 40 West End Road3 sales
- 58 West End Road3 sales
- 34 West End Road3 sales
- 19 West End Road3 sales
- 42 West End Road3 sales
- 63 West End Road3 sales
- 20 West End Road3 sales
- 22 West End Road3 sales
- 56 West End Road3 sales
- 85 West End Road3 sales
- 37 West End Road3 sales
- 24 West End Road3 sales
- 87 West End Road3 sales
- 94 West End Road3 sales
Back to Boston house prices.
Quick answers
Common questions about this data
What is the average house price in West End Road, Boston?
The median price paid in West End Road, Boston across every sale on the register is £154,995. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in West End Road, Boston?
201 sales are on record for West End Road, Boston, the most recent completing on 17 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have West End Road, Boston house prices actually risen?
In cash, the median rose +36.8% between 2015 and 2025. In 2026 money — that is, after inflation — the change is -0.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were West End Road, Boston house prices at their highest?
The highest yearly median on record is £301,000, set in 2024. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in West End Road, Boston?
£3,066 per square metre, from the 3 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 17 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “West End Road, Boston house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.