2 Woodlands Close, Potterhanworth, Lincoln, LN4 2ED

UPRN:10006513799Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: D (61)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Woodlands Close, Potterhanworth, Lincoln, LN4 2ED

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£469,000

£445k - £492kHigh

Estimate

£469k

Range

£445k – £492k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

4.67%

Verdict

Derived from HomePortfolio scores

2 Woodlands Close earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 5Bike 36

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£475,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£322/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£469,000

Rent Estimate (pcm)£1,850

Gross Yield4.67%

1y Growth-

3y Growth+0.6%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£390,000 (2021-12-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN4 2ED

Approval Rate

-12mo

Development

low

26/1354/TCA
Tag no.1800 common lime. Low, overextended limb that is overthe highway. At the junction of the limb with the mainstem, inclusion is present. Remove lateral.
Pending
26/1298/TPO
T1 - Lime - Approx. 16m in height with. spread of approx. 7m There was an application made in June 2026 which was accepted by the council to reduce this tree all round by 1.5m - 26/0668/TPO When we came to complete the work in August, we noticed a significant decline in the trees health. The main canopy appears to be dying back with very sparse foliage on the upper and outer branches. Please see attached photo which was taken on 11th of August. The owner of the tree would like to request a reduction of up to 6m - as depicted in the photograph with red lines, it is hoped that with this level of reduction it will help the tree to regenerate as there did appear to be some foliage on the lower limbs and close to the main stem.
Pending
26/1300/TPO
Horse chestnut - Fell.
Pending

View Planning Timeline