Apartment 14, St Catherines Mews, St Catherines, Lincoln, LN5 8JT

UPRN:235051289Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: C (80)

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

Apartment 14, St Catherines Mews, St Catherines, Lincoln, LN5 8JT

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

£108,000

£102k - £113kHigh

Estimate

£108k

Range

£102k – £113k

Rent Estimate (pcm)

£450

£400 - £500

Monthly

£450

Yield

4.91%

Verdict

Derived from HomePortfolio scores

Apartment 14 earns an INVESTIGATE rating with HP Score 58/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (62/100). 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 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

58/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 19Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 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 [AVM -1.9% (HIGH), sold-comps +4.3%, £/sqft +4.2%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 235051289· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.5%· as of 6 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.76
- valuation_snapshotsrent estimate 450/mo (range 400-500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -263/mo, -59% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 269 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 6 Nov 2026
Risk & liquidity14.6/15
423 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

£82,500£126,500

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£110,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£500

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: -£60/mo
Cash on cash: -2.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 235051289Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.5%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 450/mo (range 400-500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 450/mo (range 400-500)
Stress margin needs verification before you rely on it
costs not disclosed by 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. 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£108,000

Rent Estimate (pcm)£450

Gross Yield4.91%

1y Growth+19.9%

3y Growth-0.3%

5y Growth-0.5%

10y Growth+2.6%

Last Sold Price£107,000 (2022-08-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LN5 8JT

Approval Rate

-12mo

Development

low

2026/0666/HOU
Removal of brick pillar to widen driveway access.
Pending
2026/0657/CLE
Continued use of property as a House in Multiple Occupation (Class C4). (Application for Certificate of Lawfulness).
Pending
2026/0653/HOU
Demolition of conservatories, erection of a two storey side and rear extension, single storey side and rear extension, first floor rear extension and associated alterations to dwelling together with alterations to accesses, boundary wall and garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.5%
Overseas OwnershipNo
Lease Term Remaining144 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-08-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,824

Population Density-

Owner Occupied34%

Age Distribution

0-15 12%16-64 78%65+ 10%

View Area Profile

Schools Nearby

The Priory Academy LSST
0.4 mi
Good
Sir Francis Hill Community Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Athena School
0.5 mi
-
The Lincoln St Peter at Gowts Church of England Primary School
0.5 mi
OutstandingImproving

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

St. Catherines Mews St Catherines
-
£105k
-
St. Catherines Mews St Catherines
-
£127k
-
St. Catherines Mews St Catherines
-
£130k
-
St. Catherines Mews St Catherines
-
£80k
-

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