16 St Hughs Street, Lincoln, LN2 5BG

UPRN:235035350Mid Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£104,000

£99k - £110kHigh

Estimate

£104k

Range

£99k – £110k

Rent Estimate (pcm)

£400

£350 - £450

Monthly

£400

Yield

5.05%

Verdict

Derived from HomePortfolio scores

16 St Hughs Street earns an INVESTIGATE rating with HP Score 59/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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

59/ 100

Mixed

Investment Score

57/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 37Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge2.5/15
claims [AVM +8.7% (HIGH), sold-comps +11.2%, £/sqft +11.5%] → measured edge +0.50pp 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 235035350· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 24.2%· as of 1 Nov 2026
Rental economics0.3/40
gross yield 5.1%; range width penalty ×0.70
- valuation_snapshotsrent estimate 400/mo (range 350-450)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -237/mo, -59% 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: 1 price cut(s), 121 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 & liquidity14.5/15
460 sales/12mo in area; valuation range width 11%
- 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

£71,000£109,000

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£95,000

At the asking price

Monthly rent£400/mo

Evidenced range £350-£450

Interest rate5.4%

Loan to value75%

Cash required: £29,800
Net cash flow: -£44/mo
Cash on cash: -1.8%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 235035350Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 24.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 400/mo (range 350-450)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 400/mo (range 350-450)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 121 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£104,000

Rent Estimate (pcm)£400

Gross Yield5.05%

1y Growth-3.8%

3y Growth+3.0%

5y Growth+0.9%

10y Growth+4.1%

Last Sold Price£77,000 (2005-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN2 5BG

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
2026/0659/PAMA
Determination as to whether prior approval is required for the Change of Use from Offices (Class E) to 6 No. Residential Apartments (Class C3)
Pending

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-03-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,824

Population Density-

Owner Occupied31%

Age Distribution

0-15 12%16-64 80%65+ 8%

View Area Profile

Schools Nearby

Lincoln College
0.0 mi
-
Lincoln UTC
0.2 mi
-
Lincoln Minster School
0.3 mi
Inspected by ISI
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

56 St Hugh Street
-
£97k
-
42 St Hugh Street
-
£109k
-
35 St Hugh Street
-
£125k
-
34 St Hugh Street
-
£130k
-

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