The Beeches, Wickenby Road, Lissington, Lincoln, LN3 5AE

UPRN:10034699997Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: A (99)

Data freshness:Listing· freshPrice Paid· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

The Beeches, Wickenby Road, Lissington, Lincoln, LN3 5AE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£443,000

£421k - £465kHigh

Estimate

£443k

Range

£421k – £465k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.40%

Verdict

Derived from HomePortfolio scores

The Beeches earns an INVESTIGATE rating with HP Score 55/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (9/100). 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 NationsMarket 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

55/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

9/ 100

Low

Transit & Bike

Transit 5Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -1.6% (HIGH)] → 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 10034699997· as of 12 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 -816/mo, -49% 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), 64 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 & liquidity14.7/15
89 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£376/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 10034699997Valuation edge · as of 12 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 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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), 64 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£443,000

Rent Estimate (pcm)£1,650

Gross Yield4.40%

1y Growth+9.9%

3y Growth-0.2%

5y Growth+2.0%

10y Growth+3.6%

Last Sold Price£415,000 (2024-10-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LN3 5AE

Approval Rate

-12mo

Development

low

151091
Planning application for the change of use of agricultural barn to residential floorspace.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-10-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,741

Population Density27 /km²

Owner Occupied78%

Age Distribution

0-15 15%16-64 53%65+ 32%

View Area Profile

Schools Nearby

Acacia School
2.1 mi
-
Legsby Primary School
2.3 mi
Good
Faldingworth Community Primary School
2.6 mi
Good
De Aston School
3.5 mi
Good

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

View All Schools

Comparables

View All

Lissington Chapel
-
£55k
-
East View
-
£120k
-
Mid Farm House
-
£655k
-
1 Lissington Rise
-
£248k
-

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