28 Westgate, Lincoln, LN1 3BD
UPRN:235028060Terrace Property3 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band CEPC: E (47)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T12:54:13.746163+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:48:23.808484+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
70
/ 100
Mixed
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£238,000
£226k - £249kHigh
Estimate
£238k
Range
£226k – £249k
Rent Estimate (pcm)
£750
£650 - £800
Monthly
£750
Yield
3.78%
Verdict
Derived from HomePortfolio scores
28 Westgate earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). 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
70
HP Score
70/ 100
Mixed
57
Investment Score
57/ 100
Moderate
58
Crime Score
58/ 100
Elevated
96
Walkability
96/ 100
Excellent
Transit & Bike
Transit 25Bike 67
Walk Score, out of 100
Valuation & Market
Sale Estimate£238,000
Rent Estimate (pcm)£750
Gross Yield3.78%
1y Growth-
3y Growth-1.7%
5y Growth-0.6%
10y Growth+3.3%
Last Sold Price£202,500 (2007-11-16)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonModerate
- MiningSignificant
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0LN1 3BD
Approval Rate
-12mo
Development
low
- Pending2026/0663/FULChange of use from commercial antiques centre (use class E) to two self-contained residential properties (use class C3).
- Pending2026/0664/C4Change of use from Existing HMO (Class C4) to flexible use between HMO (Class C4) and Dwelling (Class C3).
- Pending2026/0661/TCOT1 - Apple: Fell
Ownership
- Corporate Ownership75.1%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2007-11-16
- SourceLand Registry
Connectivity
Broadband (Standard)
9 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£29,824
Population Density6,870 /km²
Owner Occupied38%
Age Distribution
0-15 10%16-64 75%65+ 15%
Schools Nearby
- Westgate Academy0.0 miReport card2026
Ofsted no longer awards a single overall grade.
- The St Faith and St Martin Church of England Junior School, Lincoln0.3 miGood
- Mount Street Academy0.3 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- -Lincolnshire Secure Unit0.4 mi
1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 26 Westgate-£480k-
- 18 Westgate-£445k-
- 26 Westgate-£480k-
- 32 Westgate-£178k-