Willow Tree, Sutton Road, Bilsby, Alford, LN13 9PX
About Willow Tree
Willow Tree is a detached house in Bilsby, Alford, Alford (LN13 9PX). It has a recorded floor area of 191 m² (around 2056 sq ft), construction records dating it to 2024 and council tax band B. The latest certificate (September 2025) returns a high B (score 88), putting the home a stone's throw from an A rating. When first surveyed in April 2020 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Average to Very Good, window efficiency went from Average to Very Good and hot-water efficiency went from Very Poor to Good. Main heating runs on electricity: electricity, unspecified tariff.
At 191 m² the property is well over the postcode median (129 m² across 14 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.
Know exactly what you're buying at Willow Tree
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
Heat pump installed, significantly improving energy efficiency
Switched from solid fuel to cleaner energy source
Heating controls upgraded for better temperature management
Hot water system upgraded
High performance glazing installed
Wall insulation improved
Floor insulation added or improved
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Oct 2023Demolition And RebuildFullIn report
Planning Permission - Erection of a replacement dwelling and construction of a carport on site of an existing dwelling which is to be demolished (works already started).
- Agent
- Architectural Design Services,
- Documents
- 14 docs on file
- Reference
- N/016/01815/23
- Aug 2021DemolitionFullIn report
Planning Permission - Extensions and alterations to existing dwelling to provide additional first floor accommodation, car port and to include the raising of the roof height. Demolition of part of existing dwelling.
- Agent
- Architectural Design Services,
Extension- Documents
- 10 docs on file
- Reference
- N/016/01459/21
We flagged 1 thing worth checking at Willow Tree
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Willow Tree has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£408,000
Modelled from EPC, postcode comparables.
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 LN13 9PX: £215,000 (2024–2018).
Nearby sales in LN13 9PX
2 Manor Cottages, Sutton Road, Bilsby, Alford, LN13 9PX
Sold Oct 2024
£275,000Tintagel, Sutton Road, Bilsby, Alford, LN13 9PX
Sold Dec 2019
£215,000Cosy Nook, Sutton Road, Bilsby, Alford, LN13 9PX
Sold Sept 2018
£165,000Wren Cottage, Sutton Road, Bilsby, Alford, LN13 9PX
Sold Jun 2018
£279,950Maurward House, Sutton Road, Bilsby, Alford, LN13 9PX
Sold Oct 2017
£80,000
Everything we know about Willow Tree, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Sutton Road homes
Willow Tree outperforms the street on epc rating by a wide margin.
EPC Rating
88 (B)
Street avg 64 (D)
Floor Area
191 m²
Street avg 154 m²
CO₂ Emissions
1.7 t/year
Street avg 6.2 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Spar Shop — bus stop.
Closest school
1.7 km
John Spendluffe Foundation Technology College. 3 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
38.2dB