21 Spire Close, Lincoln, LN1 3QE

UPRN:235056012Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band AEPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo 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

£119,000

£113k - £124kHigh

Estimate

£119k

Range

£113k – £124k

Rent Estimate (pcm)

£400

£350 - £400

Monthly

£400

Yield

3.43%

Verdict

Derived from HomePortfolio scores

21 Spire Close earns an INVESTIGATE rating with HP Score 50/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (23/100). 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

50/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

65/ 100

Elevated

Walkability

23/ 100

Low

Transit & Bike

Transit 21Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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 edge-1.6/15
claims [AVM -17.6% (HIGH), sold-comps -10.2%, £/sqft -10.6%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 235056012· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 7.1%· as of 29 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.95
- valuation_snapshotsrent estimate 400/mo (range 350-400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -427/mo, -107% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 29 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 & liquidity14.8/15
365 sales/12mo in area; valuation range width 9%
- 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

£105,000£161,000

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£140,000

At the asking price

Monthly rent£400/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: -£196/mo
Cash on cash: -5.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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 235056012Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 7.1%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 400/mo (range 350-400)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 · verify before relying on this
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 350-400)
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. 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£119,000

Rent Estimate (pcm)£400

Gross Yield3.43%

1y Growth-6.3%

3y Growth-1.7%

5y Growth-0.6%

10y Growth+3.3%

Last Sold Price£109,999 (2020-10-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LN1 3QE

Approval Rate

-12mo

Development

low

2026/0652/TPO
T1 - Sycamore: To crown reduce by approx. 3m to previous pruning cuts from approx. 13m - 10m in height to maintain vitality T2 - Sycamore: To crown reduce by approx. 3m to previous pruning cuts from approx. 15m - 12m in height to maintain vitality T3 - Horse Chestnut: To crown reduce by approx. 3m to previous pruning cuts from approx. 15m - 12m in height to maintain vitality T5 - Beech: To reduce weight of lowest damaged limb of middle by reducing in length a suitable growth point (by a maximum of 3m) T6 - Beech: To side reduce crown of closest to the house by a maximum of 3m to achieve approx. 2m clearance from house
Pending
2026/0634/NMA
Non-material amendment to planning application 2026/0330/HOU - to amend finish from red/brown brick to white render.
Conditions
2026/0618/HOU
Erection of a single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-10-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 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 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

The St Francis Special School, Lincoln
0.2 mi
Outstanding
Lincoln Castle Academy
0.4 mi
Inspected as Lincoln Castle Academy (URN 136537) on 5 Jul 2022
Lincoln Bishop University
0.6 mi
-
Mount Street Academy
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Spire Close
-
£188k
-
34 Spire Close
-
£200k
-
24 Spire Close
-
£200k
-
1 Spire Close
-
£195k
-

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