Model valuation£417,0008 Busby Close
Local market context
12 Garmston Street, Lincoln, LN2 1HZ
Estimated value
£191,000
- Since the 2012 sale (£110,000)+74%
- Against LN2 1HZ's recent median (£105,000)+82%
Newest record on this page: October 2015. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
75 m²
803 sq ft
Energy rating
E
Score 54
Council tax
Band A
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
£191,000
- Against its 2012 sale (£110,000)+74%
- Against LN2 1HZ's recent median (£105,000)+82%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Garmston Street is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN2 1HZ. 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
75 m² from the EPC lodged in September 2008
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in LN2 1HZ
4 sales, median £105,000 (2015–1998)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2015 | 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.
12 Garmston Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 August 2012Most recent
£110,000
Median price across the last 4 sales in LN2 1HZ: £105,000 (2015–1998).
What this page doesn't show
2 potential issues have already been flagged for 12 Garmston Street, Lincoln, LN2 1HZ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 12 Garmston Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Garmston Street is a two-bedroom mid-terrace house in Lincoln (LN2 1HZ). It has a recorded floor area of 75 m² (around 803 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (September 2008) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). The latest certificate is from September 2008, so improvements made since then won't be reflected.
Today's modelled estimate of £191,000 sits 73.6% above the 2012 sale of £110,000. Last sold in August 2012, so it's been off the market for around 14 years.
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
- Bedrooms2
- Dining roomYes
Before you decide
Everything you need to know about 12 Garmston Street
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
12 Garmston Street's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Sept 2018
Current Certificate
Sept 2008EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Poor
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 September 2018
Planning history
Applications and permits filed against 12 Garmston Street, Lincoln, LN2 1HZ, sourced from the PlanIt planning register.
12 Garmston Street has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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.
Rail-style transport is unusually close for this postcode.
Crime
502/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Age UK — bus stop.
Closest school
0.4 km
Lincoln UTC. 18 schools nearby.
Nearest schools
- Lincoln UTCSecondary371m
- Lincoln College16 plus542m
- Westgate AcademyPrimary560m
- The St Faith and St Martin Church of England Junior School, LincolnPrimary707m
Nearest stops
- Age UKBus stop168m
- The CollectionBus stop184m
- Constitutional ClubBus stop252m
- Stonebow CentreBus stop254m
Most reported crime locally
- Violence & Sexual Offences1,992 reports33%
- Anti-social Behaviour1,410 reports23%
- Shoplifting858 reports14%
- Public Order457 reports8%
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 LN2 1HZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
43.1dB
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-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
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 12 Garmston Street is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN2 1HZ. 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 12 Garmston Street. 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 12 Garmston Street was lodged in September 2008 at band E and expired in September 2018, 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. None is matched to 12 Garmston Street. 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 12 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from LN2 1HZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Garmston Street is in council tax band A. 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 12 Garmston Street, Lincoln, LN2 1HZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LN2 1HZSold prices, values and energy ratings for the postcode
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