Property Highlights

• Type: 2-bedroom terraced house, freehold
• Accommodation: 2-bedrooms | 1-bathroom
• Pros: On-street parking and rear yard space
• Rent: £625 PCM (£7,500 annually)
• Tenancy: Occupied since July 2018, rolling contract, self-managed

Market Context & Comparative Valuations

• Sold comparables on Henry Street (LN5 7XF):
  • 10 Henry Street: £130,000 in August 2023
  • 13 Henry Street: £115,000 in May 2023
  • 12 Henry Street: £113,000 in August 2022
  • 7 Henry Street: £120,000 in April 2022
• Average sale prices in Lincoln:
  • Overall city: £184,000 (May 2025), up 2.5% year-on-year
  • Rightmove: Terraced homes average £165,394 across Lincoln
  • Specifically in LN5 7: average sold terraced is £123,627 over past 12 months (Zoopla)

Conclusion: The expected sale price of £114,950 aligns well with recent sales and local averages for similar terraced properties in the area.

Rental Market & Yield Analysis

• Current rent: £625 PCM → £7,500/year
• Citywide rental averages:
  • Lincoln average rent £875 PCM (Jan 2025), up 10.7% YoY (Office of National Statistics)
  • Over 5-year period: Lincoln saw rents grow from £687 to £1,156 PCM—a 68% increase
• Yield calculations:
  • Current Yield (at £114,950k):
    • Gross: £7,500 / £114,950 6.5% annually
  • Market-Adjusted Potential Yield (if rent matches LN5 avg £856 pcm = £10,272/year):
    • Gross: £10,272 / £114,950 8.9%

Growth & Appreciation

• Sale price growth in Lincoln over 10 years: 47.6% increase
• Rent growth: 48.5% over the last decade
• Henry Street specific appreciation: Example property (6 Henry Street) rose from £77,500 in 2011 to £114,000 in 2021—a 47% increase
• Broad comparative increase: From £85,000 in 2016 to £130,000 in 2023 (53% growth)

Summary Table

Why This Property Stands Out

• Strong location-level comps, including recent sales above £120k, support the asking price.
• Resilient rental demand in Lincoln, with high growth trends and potential to increase rent.
• Solid investment fundamentals, blending immediate yield with long-term capital appreciation.
• Self-managed, stable tenant in place since 2018 provides reliable cash flow.

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