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7 Blackbird Way, Witham St Hughs, Lincoln, LN6 9FL

4 sales on record

Estimated value

£452,000

  • Since the 2025 sale (£390,000)+16%
  • Against LN6 9FL's recent median (£196,500)+130%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
168 m²
1808 sq ft
Energy rating
C
Score 76
Council tax
Band F
Tenure
Freehold
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Valuation

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

£452,000

  • Against its 2025 sale (£390,000)+16%
  • Against LN6 9FL's recent median (£196,500)+130%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 7 Blackbird Way is modelled from its 168 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in LN6 9FL. 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

    168 m² from the EPC lodged in January 2024

  • Sales of this home

    4 sales recorded, the latest in 2025

  • Recent sales in LN6 9FL

    5 sales, median £196,500 (2026–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 7 Blackbird Way was the highest on Land Registry record across the postcode.

Sales timeline

  1. 27 May 2025Most recent

    £390,000

    +2.6%over 1 year

  2. 6 March 2024

    £380,000

    +27.5%over 5 years

  3. 4 January 2019

    £298,000

    +132.8%over 11 years

  4. 6 August 2007

    £127,995

Median price across the last 5 sales in LN6 9FL: £196,500 (2026–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 7 Blackbird Way, Witham St Hughs, Lincoln, LN6 9FL. The detail, evidence and what to ask about it are in the Risks 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

Overview

About 7 Blackbird Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

7 Blackbird Way is a five-bedroom detached house in Witham St. Hughs, Lincoln, Lincoln (LN6 9FL). It has a recorded floor area of 168 m² (around 1808 sq ft), construction records dating it to 2003-2006 and council tax band F. Tenure is freehold. The latest certificate (January 2024) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since July 2010. Between certificates, lighting went from Good to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 84).

At 168 m² the property is well over the postcode median (87 m² across 17 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold May 2025 for £390,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2007–2025, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £452,000 is 15.9% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£216/sq ft) was about 19.9% above the typical sold price in the postcode.

Specifications

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

  • Bedrooms5
  • Bathrooms3
  • Open-plan layoutYes
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageDouble

Building

  • TenureFreehold
  • Heating systemGas
  • RefurbishedYes
Before you decide

Everything you need to know about 7 Blackbird Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Jan 2024

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 3 January 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2024from Jul 2010
Hot Water
Very GoodGood

Hot water efficiency decreased

Low Energy Lighting
50%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 7 Blackbird Way, Witham St Hughs, Lincoln, LN6 9FL, sourced from the PlanIt planning register.

7 Blackbird Way 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.

On the street

Versus other Blackbird Way homes

Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 7 Blackbird Way runs comfortably ahead of the street norm.

Price per m²

£2,321

Street avg £2,237

Above

Floor Area

168 m²

Street avg 74 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

4.3 t/year

Street avg 2.0 t/year

Strongly below
Area

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.
Full Lincoln report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

429/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Robins Crescent — bus stop.

Closest school

0.5 km

Witham St Hughs Academy. 3 schools nearby.

Nearest schools

  • Witham St Hughs AcademyPrimary490m
  • Swinderby All Saints Church of England Primary SchoolPrimary2.6km
  • Bassingham Primary SchoolPrimary2.9km

Nearest stops

  • Robins CrescentBus stop129m
  • Greenfinch CrescentBus stop189m
  • Co-opBus stop232m
  • Demand Responsive AreaBus stop284m

Most reported crime locally

  • Violence & Sexual Offences1,862 reports33%
  • Anti-social Behaviour1,371 reports25%
  • Shoplifting621 reports11%
  • Criminal Damage & Arson481 reports9%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around LN6 9FL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for LN6 9FL

Daytime· 07:00 – 23:00

47.7dB

Low
Night-time road noise heatmap for LN6 9FL

Night-time· 23:00 – 07:00

37.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryDetached HouseFreeholdEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£470k

1 Beechcroft Close, South Hykeham

LN6 9NB

5 bed3 bath
£430k

1 Bowlers Court, North Hykeham

LN6 9YD

4 bed4 bath
£383k

1 Bowthorpe Close, South Hykeham

LN6 9GP

4 bed2 bath
£375k

1 Ascot Way, North Hykeham

LN6 9NU

4 bed2 bath
£300k

1 Belton Park Drive, North Hykeham

LN6 9XW

4 bed
£278k

1 Augustus Close, North Hykeham

LN6 9NF

4 bed
£244k

1 Arvina Close, North Hykeham

LN6 9FQ

4 bed3 bath
£345k

1 Beck Lane, South Hykeham

LN6 9PQ

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 7 Blackbird Way is modelled from its 168 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in LN6 9FL. 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. 4 sales are recorded for 7 Blackbird Way. 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 7 Blackbird Way was lodged in January 2024 at band C and is valid until January 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 7 Blackbird Way. 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 13 months, which places each incident at an approximate point. The 3 schools and 30 stops listed are measured in a straight line from LN6 9FL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
7 Blackbird Way 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 7 Blackbird Way, Witham St Hughs, Lincoln, LN6 9FL. Each answer is also embedded as structured data for search engines.

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