11 Cornwall House, Ravendale Drive, Lincoln, LN2 2BU

UPRN:235037827Flat/MaisonetteBeds -Built 1950-1966

LeaseholdCouncil Tax: Band AEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

11 Cornwall House, Ravendale Drive, Lincoln, LN2 2BU

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£90,000

£72k - £108kLow

Estimate

£90k

Range

£72k – £108k

Rent Estimate (pcm)

£400

£350 - £450

Monthly

£400

Yield

5.33%

Verdict

Derived from HomePortfolio scores

11 Cornwall House earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 32Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +52.9%, £/sqft +53.0%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.7%· as of 30 Oct 2026
Rental economics1.9/40
gross yield 5.3%; 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 -217/mo, -54% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 & liquidity9.2/15
460 sales/12mo in area; valuation range width 40%
- 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

£67,500£103,500

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£90,000

At the asking price

Monthly rent£400/mo

Evidenced range £350-£450

Interest rate5.4%

Loan to value75%

Cash required: £28,300
Net cash flow: -£27/mo
Cash on cash: -1.1%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.7%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 400/mo (range 350-450)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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. 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.
3. 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£90,000

Rent Estimate (pcm)£400

Gross Yield5.33%

1y Growth-

3y Growth+3.0%

5y Growth+0.9%

10y Growth+4.1%

Last Sold Price£30,000 (2006-02-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN2 2BU

Approval Rate

-12mo

Development

low

2026/0658/CXN
Variation of Condition 2 of planning permission 2026/0274/HOU to amend materials from cladding to brickwork.
Pending
2026/0651/FUL
Refurbishment of existing flat roof areas, including replacement roof coverings, rooflights, rainwater goods, guardrails, associated plant alterations, and ancillary works.
Pending
2026/0608/RD
Submission of details to discharge condition 4 (Written Scheme of Investigation) of planning permission 2024/0687/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining90 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-02-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,824

Population Density3,114 /km²

Owner Occupied80%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

Ermine Primary Academy
0.3 mi
Good
Lincoln Castle Academy
0.3 mi
Inspected as Lincoln Castle Academy (URN 136537) on 5 Jul 2022
Our Lady of Lincoln Catholic Primary School A Voluntary Academy
0.3 mi
GoodConcerns
Lincoln Bishop University
0.3 mi
-

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cornwall House Ravendale Drive
-
£78k
-
Cornwall House Ravendale Drive
-
£82k
-
Cornwall House Ravendale Drive
-
£46k
-
Cornwall House Ravendale Drive
-
£30k
-

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