12 Redwood Drive, Waddington, Lincoln, LN5 9BN

UPRN:10006514713Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band BEPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

12 Redwood Drive, Waddington, Lincoln, LN5 9BN

Location map - no listing photos available

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£241,000

£229k - £253kHigh

Estimate

£241k

Range

£229k – £253k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

4.96%

Verdict

Derived from HomePortfolio scores

12 Redwood Drive earns an INVESTIGATE rating with HP Score 70/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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

70/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 28Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 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 +4.6% (HIGH), sold-comps +3.8%, £/sqft +4.0%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10006514713· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 15.4%· as of 23 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.88
- valuation_snapshotsrent estimate 950/mo (range 900-1050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -402/mo, -42% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 3 Nov 2026
Risk & liquidity14.6/15
423 sales/12mo in area; valuation range width 10%
- 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

£172,500£264,500

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£230,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: -£119/mo
Cash on cash: -2.0%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - below 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 10006514713Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 15.4%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 900-1050)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 950/mo (range 900-1050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 34 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£241,000

Rent Estimate (pcm)£950

Gross Yield4.96%

1y Growth+8.8%

3y Growth-0.3%

5y Growth-0.5%

10y Growth+2.6%

Last Sold Price£167,500 (2017-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN5 9BN

Approval Rate

-12mo

Development

low

26/1182/PNMAT
Application for a non-material amendment, change in external materials re planning permission 26/0182/HOUS (Two storey side extension and widen existing drop kerb).
Pending
26/1163/CCC
Change of use of dwellinghouse (class C3) to residential institution (class C2) for use as a small children's home
Approved
26/1158/DISCON
Application to discharge condition 3 (boundary treatment (JV_175_12 A)), condition 5 (energy verification), condition 7 (construction management plan (CMP) & method statement), Condition 8 (BNG plan), condition 9 (bat emergence survey (2026)), condition 10 (ecological mitigation and enhancement plan), condition 11 (habitat management and monitoring plan), condition 13 (landscape plans (577-79_FP_PP01 C, 577-79_FP_PP02 A, 577-79_FP_PP03 C)), condition 14 (FPCR arboricultural method statement), condition 17 (proposed play area POS Plan (JV_175_11)), condition 19 (written scheme of investigation - archaeological evaluation trenching), condition 23 (proposed road phasing plan (JV_175_10)), condition 27 (contamination/verification) attached to planning permission 24/1475/FUL - Demolition of 352 Brant Road and construction of 51no. affordable residential dwellings.
Pending

View Planning Timeline