105 Heathfield Avenue, Branston, Lincoln, LN4 1UF

UPRN:10006509456Detached House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band CEPC: C (77)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

105 Heathfield Avenue, Branston, Lincoln, LN4 1UF

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£301,000

£271k - £331kMedium

Estimate

£301k

Range

£271k – £331k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.14%

Verdict

Derived from HomePortfolio scores

105 Heathfield Avenue earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 10Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +7.0% (MEDIUM), sold-comps +5.4%, £/sqft +5.6%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10006509456· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 10%· as of 8 Nov 2026
Rental economics1/40
gross yield 5.1%; range width penalty ×0.87
- valuation_snapshotsrent estimate 1200/mo (range 1100-1300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -429/mo, -36% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 5 Nov 2026
Risk & liquidity12.9/15
441 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£210,000£322,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£279,950

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £89,283
Net cash flow: -£114/mo
Cash on cash: -1.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10006509456Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 10%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1300)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1100-1300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 60 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£301,000

Rent Estimate (pcm)£1,200

Gross Yield5.14%

1y Growth+1.9%

3y Growth+0.6%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£66,000 (1998-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LN4 1UF

Approval Rate

100%12mo

Development

low

26/1344/TCA
T1 - Conifer - Reduce by 30%. remove all overhanging branches.
Pending
26/1243/TPO
T1 - Large Lime tree front of parking area - Reduce overall height and spread of canopy by up to 2m, clear overhead cables. Dispose of arisings. T2 - Lime tree next to drive way, overhanging boundary - Reduce over extended crown growth back to main canopy, crown lift to 5m to clear neighbouring building. Disposing of all arisings. TG1 - Group of three large mature Sycamore trees in front of main house. Reduce overall height and spread of canopies by up to 3m, reshape as group crown. Remove any significant deadwood, crown lift to 5m, disposing of all arisings. T3 - Large mature Horse chestnut tree to rear garden area of main house -Reduce height by approx 2m and reduce radial spread to property boundary, crown lifting to 5m. Disposing of all arisings. T4 - Large mature Horse chestnut adjacent to T3 - Reduce crown height by approx 2m, reducing radial spread 2-3m to clear roof and neighbouring property, crown lift to 5m and remove any significant deadwood.
Pending
26/1213/TCA
T1 - Leylandii - reduce in height by 50%. T2 - Conifer species - reduce in height by 50%. Please note the land belongs to the Vedanta Way and is located to the rear of 29 Lincoln Road. Access is through the Branston Hall entrance.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,585

Population Density63 /km²

Owner Occupied75%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

Branston Junior Academy
0.1 mi
Good
Branston Community Academy
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Branston Church of England Infant Academy
0.7 mi
Outstanding
Heighington Millfield Primary Academy
1.4 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Heathfield Avenue
-
£265k
-
27 Heathfield Avenue
-
£260k
-
97 Heathfield Avenue
-
£220k
-
21 Heathfield Avenue
-
£250k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN