Model valuation£417,0008 Busby Close
Local market context
22 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Estimated value
£566,000
- Since the 2025 sale (£460,000)+23%
- Against LN2 4RD's recent median (£215,000)+163%
Newest record on this page: March 2026. 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
262 m²
2820 sq ft
Energy rating
C
Score 73
Council tax
Band F
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
£566,000
- Against its 2025 sale (£460,000)+23%
- Against LN2 4RD's recent median (£215,000)+163%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Westfield Avenue is modelled from its 262 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN2 4RD. 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
262 m² from the EPC lodged in June 2023
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in LN2 4RD
5 sales, median £215,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Latest sale on 22 Westfield Avenue was the highest on Land Registry record across the postcode.
Sales timeline
29 January 2025Most recent
£460,000
Median price across the last 5 sales in LN2 4RD: £215,000 (2026–2024).
Nearby sales in LN2 4RD
2 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Sold Mar 2026
£215,0001 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Sold Feb 2026
£258,00014 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Sold Nov 2025
£250,00010a, Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Sold Jan 2024
£440,00012 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD
Sold Sept 2021
£235,000
What this page doesn't show
2 potential issues have already been flagged for 22 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD. 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
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About 22 Westfield Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Westfield Avenue is a detached house in North Greetwell, Lincoln, Lincoln (LN2 4RD). It has a recorded floor area of 262 m² (around 2820 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (June 2023) shows a C (score 73).
At 262 m² the property is well over the postcode median (102 m² across 18 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £566,000 is 23% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 17.2% below the postcode norm. Most recent transfer: January 2025 at £460,000.
Before you decide
Everything you need to know about 22 Westfield Avenue
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.
22 Westfield Avenue's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2023EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
7.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 June 2033
Planning history
Applications and permits filed against 22 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD, sourced from the PlanIt planning register.
22 Westfield Avenue has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Westfield Avenue homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 22 Westfield Avenue stands well clear of the street.
Price per m²
£1,756
Street avg £2,436
Floor Area
262 m²
Street avg 121 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
7.7 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
502/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Westfield Avenue — bus stop.
Closest school
1.3 km
The Priory Pembroke Academy. 7 schools nearby.
Nearest schools
- The Priory Pembroke AcademySecondary1.3km
- Lincoln Carlton AcademyPrimary1.5km
- The Nettleham Church of England Voluntary Aided Junior SchoolPrimary1.8km
- Cherry Willingham Primary AcademyPrimary1.9km
Nearest stops
- Westfield AvenueBus stop145m
- Westfield DrvBus stop300m
- Service StationBus stop345m
- Lodge LaneBus stop449m
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 4RD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
39.4dB
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
Late 20th centuryDetached 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 £1,085 · 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 22 Westfield Avenue is modelled from its 262 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LN2 4RD. 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 22 Westfield Avenue. 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 22 Westfield Avenue was lodged in June 2023 at band C and is valid until June 2033. 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 22 Westfield Avenue. 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 7 schools and 30 stops listed are measured in a straight line from LN2 4RD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Westfield Avenue is in council tax band F. 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 22 Westfield Avenue, North Greetwell, Lincoln, LN2 4RD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LN2 4RDSold prices, values and energy ratings for the postcode
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- 22 Westfield Avenue, North Greetwell, Lincoln valuationHow the estimate is built and what moves it
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