9 Arboretum View, Lincoln, LN2 5JQ

UPRN:235034638Terrace Property4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: E (39)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£141,000

£134k - £148kHigh

Estimate

£141k

Range

£134k – £148k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

5.28%

Verdict

Derived from HomePortfolio scores

9 Arboretum View earns an INVESTIGATE rating with HP Score 55/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

94/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 29Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£125,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £38,800
Net cash flow: -£41/mo
Cash on cash: -1.3%
Score at this price: -

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.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£141,000

Rent Estimate (pcm)£550

Gross Yield5.28%

1y Growth-

3y Growth+3.0%

5y Growth+0.9%

10y Growth+4.1%

Last Sold Price£119,950 (2006-03-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN2 5JQ

Approval Rate

-12mo

Development

low

2026/0663/FUL
Change of use from commercial antiques centre (use class E) to two self-contained residential properties (use class C3).
Pending
2026/0661/TCO
T1 - Apple: Fell
Pending
2026/0656/TPO
T1 - Sycamore: Radial reduction of 7m from tips. T2 - Sycamore: Reduce in height from 15m to attain a height of 10m. Crown lift up to 5m. Reduce on roadside and pitch side by 3m each. T3 - T16 - Sycamore: Pollard at 10m.
Pending

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2006-03-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,824

Population Density6,916 /km²

Owner Occupied19%

Age Distribution

0-15 14%16-64 76%65+ 10%

View Area Profile

Schools Nearby

Lincoln College
0.1 mi
-
Lincoln Minster School
0.2 mi
Inspected by ISI
Lincoln UTC
0.2 mi
-
The Lincoln St Peter-In-Eastgate Church of England Infants Academy
0.3 mi
Inspected as The Lincoln St Peter-in-Eastgate Church of England (Controlled) Infants School (URN 120560) on 1 Jul 2025

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Arboretum View
-
£245k
-
13 Arboretum View
-
£150k
-
2 Arboretum View
-
£155k
-
14 Arboretum View
-
£155k
-

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