291 Wolsey Way, Lincoln, LN2 4ST

UPRN:235041367Detached BungalowBeds -Built 1991-1995

FreeholdCouncil Tax: Band DEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 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

20 of 21 sources

Sale Estimate

£326,000

£310k - £343kHigh

Estimate

£326k

Range

£310k – £343k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

4.59%

Verdict

Derived from HomePortfolio scores

291 Wolsey Way earns an INVESTIGATE rating with HP Score 65/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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

65/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 16Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -4.3% (HIGH), sold-comps -12.6%, £/sqft -12.5%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 235041367· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.8%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1200-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -609/mo, -47% 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: 0 price cut(s), 28 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 & liquidity14.6/15
460 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

£255,000£391,000

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£340,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: -£248/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 235041367Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.8%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1450)Rental economics · as of 9 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 1300/mo (range 1200-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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£326,000

Rent Estimate (pcm)£1,300

Gross Yield4.59%

1y Growth+0.8%

3y Growth+3.0%

5y Growth+0.9%

10y Growth+4.1%

Last Sold Price£165,000 (2009-03-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LN2 4ST

Approval Rate

-12mo

Development

low

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
2026/0556/HOU
Erection of single storey rear extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-03-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,824

Population Density-

Owner Occupied47%

Age Distribution

0-15 20%16-64 57%65+ 23%

View Area Profile

Schools Nearby

Our Lady of Lincoln Catholic Primary School A Voluntary Academy
0.4 mi
GoodConcerns
Springwell Alternative Academy Lincoln
0.5 mi
Good
Ermine Primary Academy
0.5 mi
Good
The Lincoln St Giles Nursery School
0.5 mi
-

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

283 Wolsey Way
-
£340k
-
200 Wolsey Way
-
£188k
-
271 Wolsey Way
-
£210k
-
212 Wolsey Way
-
£240k
-

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