Model valuation£417,0008 Busby Close
Local market context
8 Bruce Road, Lincoln, LN2 1RN
1 planning record
Estimated value
£405,000
- Since the 2020 sale (£330,000)+23%
- Against LN2 1RN's recent median (£305,678)+32%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
120 m²
1292 sq ft
Energy rating
C
Score 72
Council tax
Band C
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
£405,000
- Against its 2020 sale (£330,000)+23%
- Against LN2 1RN's recent median (£305,678)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Bruce Road is modelled from its 120 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LN2 1RN. 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
120 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in LN2 1RN
5 sales, median £305,678 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
2 December 2020Most recent
£330,000
+73.7%over 8 years26 January 2012
£190,000
Median price across the last 5 sales in LN2 1RN: £305,678 (2025–2024).
What this page doesn't show
2 potential issues have already been flagged for 8 Bruce Road, Lincoln, LN2 1RN. 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 8 Bruce Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Bruce Road is a three-bedroom semi-detached house in Lincoln (LN2 1RN). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2020) shows a C (score 72). When first surveyed in March 2011 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Very Poor to Very Good and main heating went from Average to Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 83).
One planning record on file: an extension approved in 2018. Past consents include an extension, meaningful when judging how the property has evolved. At 120 m² it's 28.3% larger than the typical home in the postcode (94 m² median across 19 EPCs). Its energy rating outperforms most of the postcode (better than 74% of similar EPCs). Across 2012–2020, sale prices on this property compounded at 6.4% per year. Today's modelled estimate of £405,000 is 22.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£255/sq ft) was about 30.5% above the typical sold price in the postcode. Most recent transfer: December 2020 at £330,000.
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
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
- GarageSingle, Detached
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 Bruce Road
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.
Current Certificate(1 of 2)
Aug 2020
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Mar 2011
EPC improved fromD62toC72
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
7%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Bruce Road, Lincoln, LN2 1RN, sourced from the PlanIt planning register.
8 Bruce Road has an approved single-storey rear extension on the planning record.
1 application on record at 8 Bruce Road, Lincoln, LN2 1RN
1decisions1extensions7documents5nearby
- Aug 2018ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension.
- Documents
- 7 docs on file
- Reference
- 2018/0787/HOU
Unlock 8 Bruce Road, Lincoln, LN2 1RN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 5 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bruce Road homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Bruce Road outperforms the street on epc rating by a wide margin.
Price per m²
£2,750
Street avg £2,701
Floor Area
120 m²
Street avg 105 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 t/year
Street avg 4.7 t/year
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
502/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Nettleham Close — bus stop.
Closest school
0.6 km
The Lincoln St Peter-In-Eastgate Church of England Infants Academy. 16 schools nearby.
Nearest schools
- The Lincoln St Peter-In-Eastgate Church of England Infants AcademyPrimary637m
- Lincoln Christ's Hospital SchoolSecondary717m
- Lincoln Castle AcademySecondary766m
- Westgate AcademyPrimary806m
Nearest stops
- Nettleham CloseBus stop226m
- Mainwaring RoadBus stop227m
- Elvin CloseBus stop240m
- Byron AvenueBus stop367m
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 1RN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.0dB
Night-time· 23:00 – 07:00
40.0dB
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
Early 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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.
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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 8 Bruce Road is modelled from its 120 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LN2 1RN. 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. 2 sales are recorded for 8 Bruce Road. 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 8 Bruce Road was lodged in August 2020 at band C and is valid until August 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 Bruce Road. 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 16 schools and 30 stops listed are measured in a straight line from LN2 1RN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Bruce Road is in council tax band C. 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 8 Bruce Road, Lincoln, LN2 1RN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LN2 1RNSold prices, values and energy ratings for the postcode
- LN 2 property marketPrices, postcodes, schools and transport across the district
- 8 Bruce Road, Lincoln valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales