5 Buttercup Way, Witham St. Hughs, Lincoln, LN6 9YP

UPRN:10006538504Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band CEPC: C (77)

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

5 Buttercup Way, Witham St. Hughs, Lincoln, LN6 9YP

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£317,000

£301k - £333kHigh

Estimate

£317k

Range

£301k – £333k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

5.27%

Verdict

Derived from HomePortfolio scores

5 Buttercup Way earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (22/100). 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

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 12Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM +6.6% (HIGH), sold-comps -3.5%, £/sqft -3.6%] → measured edge +0.00pp 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 Nov 2026
- valuation_snapshotsestimate for 10006538504· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.3%· as of 5 Nov 2026
Rental economics1.8/40
gross yield 5.3%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1150-1400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -423/mo, -33% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 66 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 11 Nov 2026
Risk & liquidity14.6/15
744 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

£222,000£340,500

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£295,950

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £94,883
Net cash flow: -£99/mo
Cash on cash: -1.2%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 10006538504Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.3%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1400)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1300/mo (range 1150-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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£317,000

Rent Estimate (pcm)£1,300

Gross Yield5.27%

1y Growth-13.1%

3y Growth+0.5%

5y Growth+1.7%

10y Growth+3.2%

Last Sold Price£225,000 (2020-12-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN6 9YP

Approval Rate

-12mo

Development

low

26/1190/DISCON
Application to discharge conditions 4 (BNG metric), 5 (Habitat Management and Maintenance Plan), 6 (habitat creation and enhancement) and 7 (Habitat Management and Monitoring Plan) attached to planning permission 26/0385/FUL - Erection of warehouse for B2/B8 use.
Pending
26/1154/PNMAT
Application for a non-material amendment (increase width from 9.99m to 10.4m & change doors and window on rear elevation to large doors) following grant of planning permission 26/0789/HOUS - Proposed single storey rear extension
Approved
26/1112/HOUS
Installation of EV charging socket to front of house - On street parking
Pending

View Planning Timeline

Ownership

Corporate Ownership64.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,585

Population Density-

Owner Occupied83%

Age Distribution

0-15 28%16-64 67%65+ 5%

View Area Profile

Schools Nearby

Witham St Hughs Academy
0.2 mi
Outstanding
Swinderby All Saints Church of England Primary School
1.8 mi
GoodConcerns
Bassingham Primary School
1.8 mi
Good
Kisimul School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Buttercup Way
-
£363k
-
25 Buttercup Way
-
£294k
-
51 Buttercup Way
-
£325k
-
17 Buttercup Way
-
£145k
-

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