Neighbourhood · Boston
Fenside & Lister Way: house prices and how the area is changing
Official figures for the Fenside & Lister Way neighbourhood of Boston, England (ONS area Boston 002). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes PE21. Figures that read a point use the neighbourhood's centre, near PE21 8PQ.
One of the most income-deprived neighbourhoods in England, with signals pointing away from gentrification
Fenside & Lister Way is one of the most income-deprived neighbourhoods in England. But area signals point away from gentrification against Boston (4 of 20 signals falling, none rising). Houses here typically resell for £147,250 (median resale price, 2023-2025). Recorded crime is higher than across Boston (1.1 times the borough's rate), schools nearby are improving slower than the council's and the nearest station, Boston, is about a 7-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£147,250
Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most income-deprived
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Moving the other way
Weighted balance -0.23; 0 of 20 signals up, 4 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 2 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 1 to 2.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£35,800
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.1 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Slower than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Fenside & Lister Way sits in Boston
- Typical house price: the lowest of 8 neighbourhoods in Boston
- Average household income: the lowest of 8 neighbourhoods in Boston
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Fenside & Lister Way
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
0 of 20 counted signals point towards rising affluence against Boston, 4 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Falling behind the borough
- Income deprivation ranking
- Schools improving
- Homes selling
- Borough against the region
Stations and schools nearby
Nearest station
- Boston Railway station, about a 7-minute walk from the neighbourhood's centre (500 m in a straight line). About 2 trains an hour leave between 07:00 and 19:00 on a weekday: East Midlands Railway to Nottingham (about 94 min) and Skegness (about 36 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Carlton Road Academy 300 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 1 area, Good in 3 (Jun 2025).
- Nearest state secondary school Haven High Academy 1.1 km from the neighbourhood's centre. Ofsted: Inadequate (Jul 2024). Special measures.
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Fenside & Lister Way
What is the typical house price in Fenside & Lister Way?
£147,250. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
How does Fenside & Lister Way compare with the rest of Boston?
Typical house price: the lowest of 8 neighbourhoods in Boston. Average household income: the lowest of 8 neighbourhoods in Boston.
Is Fenside & Lister Way an affluent area?
Among the most income-deprived. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Fenside & Lister Way gentrifying?
Moving the other way. Weighted balance -0.23; 0 of 20 signals up, 4 down, against the borough.
What is the nearest station to Fenside & Lister Way?
Boston. Railway station, about a 7-minute walk from the neighbourhood's centre (500 m in a straight line). About 2 trains an hour leave between 07:00 and 19:00 on a weekday: East Midlands Railway to Nottingham (about 94 min) and Skegness (about 36 min).
Which state schools are nearest to Fenside & Lister Way?
Nearest state primary school. Carlton Road Academy. 300 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 1 area, Good in 3 (Jun 2025). Nearest state secondary school. Haven High Academy. 1.1 km from the neighbourhood's centre. Ofsted: Inadequate (Jul 2024). Special measures.
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Fenside & Lister Way?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Boston
- Boston Central & North
- Wyberton West & Fen
- Fishtoft & Wyberton East
- Skirbeck
- Kirton, Frampton & Algarkirk
- Swineshead, Bicker & Holland Fen
- Leake & Butterwick
- All 8 neighbourhoods in Boston
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.