Model valuation£417,0008 Busby Close
Local market context
Waves Farm House, Saxilby Road, Lincoln, LN1 2BG
10 planning records
Estimated value
£445,000
- Against LN1 2BG's recent median (£320,000)+39%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
175 m²
1884 sq ft
Energy rating
E
Score 49
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£445,000
- Against LN1 2BG's recent median (£320,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Waves Farm House is modelled from its 175 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LN1 2BG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
175 m² from the EPC lodged in July 2011
Sales of this home
No sale recorded since 1995
Recent sales in LN1 2BG
5 sales, median £320,000 (2025–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Waves Farm House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in LN1 2BG: £320,000 (2025–2005).
What this page doesn't show
2 potential issues have already been flagged for Waves Farm House, Saxilby Road, Lincoln, LN1 2BG. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Waves Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Waves Farm House is a detached house in Lincoln (LN1 2BG). It has a recorded floor area of 175 m² (around 1884 sq ft) and construction records dating it to 1900-1929. The latest certificate (July 2011) shows an E (score 49), well below the UK norm with real room to improve. Main heating runs on oil. The latest certificate is from July 2011, so improvements made since then won't be reflected.
At 175 m² the property is well over the postcode median (109 m² across 5 EPCs), placing it in the larger end of the local stock. 10 planning records sit against the property, 7 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Waves Farm House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Waves Farm House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Jul 2021
Current Certificate
Jul 2011EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 July 2021
Planning history
Applications and permits filed against Waves Farm House, Saxilby Road, Lincoln, LN1 2BG, sourced from the PlanIt planning register.
A recent planning application at Waves Farm House was refused — worth checking the council file.
10 applications on record at Waves Farm House, Saxilby Road, Lincoln, LN1 2BG
10decisions1extensions54documents1nearby
- Apr 2003OutlineOutcome in report
Erection of a 15 metre high telecommunications telegraph monopole mast plus 3 antenna, dish, radio equipment cabinets and ancillary development.
- Reference
- 2003/0148/PA
- More recent applications — locked
- OutlineMay 2025Decision
- OutlineFeb 2025Decision
+ 7 more applications in the report
Unlock Waves Farm House, Saxilby Road, Lincoln, LN1 2BG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 1 notable nearby
- The 54 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Saxilby Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Waves Farm House outperforms the street on floor area by a wide margin.
EPC Rating
49 (E)
Street avg 53 (E)
Floor Area
175 m²
Street avg 100 m²
CO₂ Emissions
11.0 t/year
Street avg 5.1 t/year
Habitable Rooms
8 rooms
Street avg 4 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Lincoln district page.
Crime
247/mo
Steady year-on-year across the wider district.
Nearest stop
1.2 km
Berilldon Drive — bus stop.
Closest school
1.9 km
The St Faith's Church of England Infant and Nursery School, Lincoln. 6 schools nearby.
Nearest schools
- The St Faith's Church of England Infant and Nursery School, LincolnPrimary1.9km
- The St Faith and St Martin Church of England Junior School, LincolnPrimary2.2km
- Mount Street AcademyPrimary2.2km
- Lincoln Castle AcademySecondary2.5km
Nearest stops
- Berilldon DriveBus stop1.2km
- Carram WayBus stop1.2km
- Mitchell DriveBus stop1.3km
- The LandingsBus stop1.4km
Most reported crime locally
- Violence & Sexual Offences1,284 reports37%
- Anti-social Behaviour797 reports23%
- Shoplifting347 reports10%
- Public Order233 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around LN1 2BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.4dB
Night-time· 23:00 – 07:00
47.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£439k
1 Abbey Park, Torksey
LN1 2LS
4 bed3 bath
£424k
1 Ballerini Way, Saxilby
LN1 2QY
4 bed2 bath
£412k
1 Aspen Close, Laughterton
LN1 2LQ
£375k
1 2 Cliff View Cottages, Cammeringham
LN1 2SL
£550k
1 Anderson Court, Scampton
LN1 2FG
£343k
1 Allan Close, Sturton By Stow
LN1 2FZ
4 bed2 bath
£343k
1 Bishops Bridge, Saxilby Road
LN1 2BG
3 bed1 bath
£580k
1 Bransby Fields, Sturton By Stow
LN1 2SA
5 bed3 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Waves Farm House is modelled from its 175 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LN1 2BG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for Waves Farm House, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Waves Farm House was lodged in July 2011 at band E and expired in July 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to Waves Farm House. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 6 schools and 30 stops listed are measured in a straight line from LN1 2BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Waves Farm House, Saxilby Road, Lincoln, LN1 2BG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LN1 2BGSold prices, values and energy ratings for the postcode
- LN 1 property marketPrices, postcodes, schools and transport across the district
- Waves Farm House, Saxilby Road, Lincoln valuationHow the estimate is built and what moves it
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