Model valuation£417,0008 Busby Close
Local market context
2 Manor Farm Cottage, Main Street, Broxholme, Lincoln, LN1 2NG
Estimated value
£213,000
- Since the 2000 sale (£59,950)+255%
- Against LN1 2NG's recent median (£315,000)-32%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
85 m²
915 sq ft
Energy rating
E
Score 40
Council tax
Band B
Tenure
Private Rental
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
£213,000
- Against its 2000 sale (£59,950)+255%
- Against LN1 2NG's recent median (£315,000)-32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Manor Farm Cottage is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN1 2NG. 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
85 m² from the EPC lodged in May 2019
Sales of this home
1 sale recorded, the latest in 2000
Recent sales in LN1 2NG
5 sales, median £315,000 (2023–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
2 Manor Farm Cottage's estimated value is more than triple its earliest registered sale price (2000).
Sales timeline
21 September 2000Most recent
£59,950
Median price across the last 5 sales in LN1 2NG: £315,000 (2023–1997).
Nearby sales in LN1 2NG
Carriers Farm, Main Street, Broxholme, Lincoln, LN1 2NG
Sold Dec 2023
£620,000Tinley House, Main Street, Broxholme, Lincoln, LN1 2NG
Sold Jan 2020
£400,000Smithy Cottage, Main Street, Broxholme, Lincoln, LN1 2NG
Sold Nov 2014
£315,000Carriers Cottage, Main Street, Broxholme, Lincoln, LN1 2NG
Sold Sept 1998
£60,000
What this page doesn't show
1 potential issue has already been flagged for 2 Manor Farm Cottage, Main Street, Broxholme, Lincoln, LN1 2NG. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 2 Manor Farm Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Manor Farm Cottage is a three-bedroom semi-detached house in Broxholme, Lincoln, Lincoln (LN1 2NG). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (May 2019) shows an E (score 40), well below the UK norm with real room to improve. When first surveyed in July 2013 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on oil. The home occupies a cul-de-sac position.
Untraded for 26 years, with the last transfer in September 2000. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £213,000 sits 255.3% above the 2000 sale of £59,950. At 85 m² it sits well below the postcode median (222 m² across 4 EPCs), making it one of the more compact homes locally.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
Outside
- Private gardenYes
- DrivewayYes
- Cul-de-sacYes
Building
- Heating systemOil
- RefurbishedYes
Before you decide
Everything you need to know about 2 Manor Farm Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
2 Manor Farm Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 5)
May 2019
EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Rented
Certificate validity
Valid until 29 May 2029
Property Improvements
Changes detected from historical EPC data
Apr 2015from Jul 2013
EPC improved fromF36toE53
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
0%32%
More low energy lighting installed
Jul 2016from Apr 2015
EPC improved fromE53toF31
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
32%10%
Low energy lighting percentage decreased
Mar 2017from Jul 2016
EPC improved fromF31toE52
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
10%56%
More low energy lighting installed
May 2019from Mar 2017
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
56%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Manor Farm Cottage, Main Street, Broxholme, Lincoln, LN1 2NG, sourced from the PlanIt planning register.
2 Manor Farm Cottage has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Main Street homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Manor Farm Cottage is notably below the street on floor area.
EPC Rating
40 (E)
Street avg 37 (F)
Floor Area
85 m²
Street avg 239 m²
CO₂ Emissions
7.4 t/year
Street avg 16.0 t/year
Habitable Rooms
5 rooms
Street avg 8 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
247/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Demand Responsive Area — bus stop.
Closest school
2.8 km
Saxilby Church of England Primary School. 1 school nearby.
Nearest schools
- Saxilby Church of England Primary SchoolPrimary2.8km
Nearest stops
- Demand Responsive AreaBus stop70m
- Village Lane EndBus stop861m
- Village Lane EndBus stop878m
- Demand Responsive AreaBus stop1.6km
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 2NG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.1dB
Night-time· 23:00 – 07:00
35.3dB
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-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£214k
1 Canal Court, Saxilby
LN1 2GT
3 bed2 bath
£218k
1 Bridge Place, Saxilby
LN1 2QA
3 bed2 bath
£225k
1 Ashfield, Sturton By Stow
LN1 2BN
3 bed
£199k
1 Bedlam Cottage, High Street, Saxilby
LN1 2HA
3 bed
£343k
1 Bishops Bridge, Saxilby Road
LN1 2BG
3 bed1 bath
£231k
1 Blankney Close, Saxilby
LN1 2JA
2 bed1 bath
£147k
1 Addison Place, Fenton
LN1 2SB
2 bed1 bath
£320k
1 Bridge Walk, Burton Waters
LN1 2WR
4 bed
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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 2 Manor Farm Cottage is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN1 2NG. 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. 1 sale is recorded for 2 Manor Farm Cottage. 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 2 Manor Farm Cottage was lodged in May 2019 at band E and is valid until May 2029. 5 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Manor Farm Cottage. 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 1 school and 11 stops listed are measured in a straight line from LN1 2NG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Manor Farm Cottage is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Manor Farm Cottage, Main Street, Broxholme, Lincoln, LN1 2NG. Each answer is also embedded as structured data for search engines.
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