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Neighbourhood · Boston

Fishtoft & Wyberton East: house prices and how the area is changing

Official figures for the Fishtoft & Wyberton East neighbourhood of Boston, England (ONS area Boston 008). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes PE20, PE21, PE22. Figures that read a point use the neighbourhood's centre, near PE21 0JU.

A middle-income neighbourhood, with signals pointing away from gentrification

Fishtoft & Wyberton East is a middle-income neighbourhood. But area signals point away from gentrification against Boston (4 of 20 signals falling, 2 rising). Houses here typically resell for £220,000 (median resale price, 2023-2025). Recorded crime is lower than across Boston (0.8 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Boston, is about a 21-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

£220,000

Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

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 -0.19; 2 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 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 5 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£49,100

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 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

Faster than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Fishtoft & Wyberton East sits in Boston

  • Typical house price: 4th highest of 8 neighbourhoods in Boston
  • Average household income: the highest 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 Fishtoft & Wyberton East

House prices: Fishtoft & Wyberton East against Boston: This neighbourhood £43k (1995) to £228k (2026); Boston £38k (1995) to £195k (2026).£63k£205k2026202120162011200620011995This neighbourhood£228kBoston£195k
Median resale price of houses each year here and across Boston, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

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

2 of 20 counted signals point towards rising affluence against Boston, 4 the other way and 14 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.

Rising against the borough

  • Schools improving
  • Homes improving their energy rating

Falling behind the borough

  • Recent price momentum
  • Recorded crime
  • Borough against the region
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Boston Railway station, about a 21-minute walk from the neighbourhood's centre (1.6 km 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 St Nicholas CE Primary Academy 90 m from the neighbourhood's centre. Ofsted: Good (Oct 2023).
  • Nearest state secondary school The Boston Grammar School 870 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (Apr 2026).

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 Fishtoft & Wyberton East

What is the typical house price in Fishtoft & Wyberton East?

£220,000. Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.

How does Fishtoft & Wyberton East compare with the rest of Boston?

Typical house price: 4th highest of 8 neighbourhoods in Boston. Average household income: the highest of 8 neighbourhoods in Boston.

Is Fishtoft & Wyberton East an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Fishtoft & Wyberton East gentrifying?

Moving the other way. Weighted balance -0.19; 2 of 20 signals up, 4 down, against the borough.

What is the nearest station to Fishtoft & Wyberton East?

Boston. Railway station, about a 21-minute walk from the neighbourhood's centre (1.6 km 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 Fishtoft & Wyberton East?

Nearest state primary school. St Nicholas CE Primary Academy. 90 m from the neighbourhood's centre. Ofsted: Good (Oct 2023). Nearest state secondary school. The Boston Grammar School. 870 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (Apr 2026).

Each answer repeats a figure shown above, with its source there.

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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.