61 The Fields, Washingborough, Lincoln, LN4 1FY

UPRN:10006544760Detached House4 bedsBuilt 2022

FreeholdCouncil Tax: Band EEPC: B (85)

Data freshness:Planning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

61 The Fields, Washingborough, Lincoln, LN4 1FY

HP Score

/ 100

Mixed

Verdict

7 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£418,000

£397k - £439kHigh

Estimate

£418k

Range

£397k – £439k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.45%

Verdict

Derived from HomePortfolio scores

61 The Fields earns an INVESTIGATE rating with HP Score 65/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 25Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -6.5% (HIGH), sold-comps -1.8%, £/sqft -1.9%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10006544760· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 1.2%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1650/mo (range 1500-1800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -795/mo, -48% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 2 Nov 2026
Risk & liquidity14.6/15
441 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

£334,000£511,500

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£445,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £147,050
Net cash flow: -£360/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 10006544760Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 1.2%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1650/mo (range 1500-1800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 30 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. 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£418,000

Rent Estimate (pcm)£1,650

Gross Yield4.45%

1y Growth-6.9%

3y Growth+0.6%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£410,000 (2022-08-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2LN4 1FY

Approval Rate

100%12mo

Development

low

26/1353/HOUS
Proposed raising of ridge and eaves height of outbuildings to create a first floor above garage & store and erection of a link corridor between outbuilding and annexe
Pending
26/1311/VARCON
Application to vary condition 6 (approved plans) of planning permission 24/1105/HOUS - Erection of a single storey rear extension and conversion of loft space of the main dwelling to habitable accommodation, 2 storey side link extension to connect annexe to main dwelling together with 1st floor extension and alterations to annexe - installation of dormer to north roof slope of annexe (part retrospective)
Pending
26/1309/HOUS
Single storey rear extension and render to the existing property and new extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-08-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,585

Population Density-

Owner Occupied79%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

Washingborough Academy
0.3 mi
Good
Heighington Millfield Primary Academy
0.7 mi
Good
Cherry Willingham Primary Academy
1.3 mi
Good
Branston Community Academy
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the 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

3 The Fields
-
£700k
-
69 The Fields
-
£725k
-
10 The Fields
-
£220k
-
63 The Fields
-
£580k
-

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