28 Friars Lane is a two-bedroom detached house in Lincoln (LN2 5AL). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (October 2020) shows an E (score 47), well below the UK norm with real room to improve. When first surveyed in October 2009 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, lighting went from Average to Very Good and main heating went from Poor to Average; while window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity. At 93 m² this is the 21st smallest of 23 units on EPC record in the building, where floor areas span 16–130 m². The building's EPC ratings span E to C, with this unit at the bottom.
Untraded for 18 years, with the last transfer in December 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 93 m² the property is well over the postcode median (63 m² across 22 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. On a £-per-square-foot basis, the last sale (£130/sq ft) was about 17.5% above the typical sold price in the postcode. One planning record on file: a loft conversion refused in 2007.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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28 Friars Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Installation of a "mansard" roof with four dormer windows to existing pitched roof to create two apartments (REVISED DESCRIPTION).
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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£131,000
Modelled from EPC, postcode comparables.
£130,240
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 28 Friars Lane lags the street by a wide margin.
Price per m²
£1,400
Street avg £2,520
Floor Area
93 m²
Street avg 42 m²
Habitable Rooms
3 rooms
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Unity Square — bus stop.

Daytime· 07:00 – 23:00
54.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Wall insulation improved
More low energy lighting installed
30-day money-back guarantee
20 December 2007Most recent
£130,240
Median price across the last 5 sales in LN2 5AL: £190,000 (2023–2016).

Street avg 2 rooms
CO₂ Emissions
9.1 t/year
Street avg 3.2 t/year
LN2 5AS
Closest school
0.2 km
Lincoln College. 20 schools nearby.
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Night-time· 23:00 – 07:00
43.6dB