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Postcode sector · Boston

PE21 8 area guide

Who lives in PE21 8, what homes sell for, and how it compares on crime, schools and transport.

Council
Boston
Region
East Midlands
Population
18,912 (2024)
At a glance

What PE21 8 is like

The PE21 8 postcode sector in Boston covers 276 live postcodes and is home to about 18,912 people in 7,804 households. 40.5% of households own their home, 30.7% rent privately and 27.1% are in social housing. The largest age group is 30–34, and 61.7% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in PE21 8 sold for a median of £137,500 over the year to August 2026.

Scores

How PE21 8 compares

Headline figures for PE21 8, set against England as a whole.

AffluenceMore
2.1/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
8/ 10

Higher than most: 50.8 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£137,500

Median over 70 sales in PE21 8, −3.8% on the year before.

TransportMore
5.0/ 10

Good: 1 station within a mile, 55 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 5 inspected schools in PE21 8.

Household incomeMore
£39,256

Average annual income before tax, higher than 9% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where PE21 8 differs most from the national average.

  1. 01
    A big private rental marketPositive

    30.7% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    Higher crime than mostLook closer

    50.8 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.

  3. 03
    More deprived than mostLook closer

    Scores 2.1 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.

  4. 04
    A lot of social housingLook closer

    27.1% of homes are social housing, against 17.1% across England.

  5. 05
    Well-rated schoolsPositive

    100% of the inspected schools nearby are rated good or better.

Questions

PE21 8 FAQs

01
Is PE21 8 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.1 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 50.8 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 5.0 out of 10 (good).
02
How much does a house cost in PE21 8?

The median sale price over the last year was £137,500.

Homes in PE21 8 sold for a median of £137,500 across 70 sales in the year to August 2026, −3.8% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is PE21 8 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 50.8 offences per 1,000 people a year around PE21 8, well above the 31.1 average across England and Wales, band 8 of 10.
04
Who lives in PE21 8?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 8.1% of residents. 40.5% of households own their home. The most common property type is semi-detached (30.8%).
05
Which council covers PE21 8?

The local authority for PE21 8 is Boston.

PE21 8 comes under Boston in the East Midlands. Council tax, planning applications and bin collections are handled there.
06
How well connected is PE21 8?

Connectivity scores 5.0 out of 10.

There are 55 bus stops within 800m and 1 station or tram stop within a mile, scoring 5.0 out of 10 (good). The nearest station is Boston Rail Station, 0.2 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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