# 5 bedroom detached house for sale (LN2 3JJ) ## Property Details | Key | Value | |-----|-------| | Address | 32 CLIFF ROAD, LINCOLN, WELTON, LINCOLNSHIRE LN2 3JJ | | Price | £550,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1950-1966 | | Floor area | 207 m² | | Last sold | £155,000 Sep 2011 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 19/06/2036 - **Current heating cost:** £1,817/year - **Est. upgrade cost to C:** £17,700 ### Recommendations - B (£900 - £1,500) - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2614-1426-1471-8911-1151) ## Description **Welcome to 32 Cliff Road, Welton, Lincoln, LN2 3JJ - No Onward Chain** **OIRO £550,000** **Check out the brand-new 360° tour and video!** This is a beautifully presented and substantial five-bedroom detached family home occupying a generous non-estate plot within the heart of the highly sought-after village of Welton. Having been thoughtfully remodelled and improved by the current owners, this superb home offers exceptionally versatile accommodation extending to approximately 2,760 sq ft (including the detached garage and first-floor storage area), making it ideal for growing families, multi-generational living, or those seeking flexible work-from-home space. The heart of the home is undoubtedly the stunning open-plan living and dining space, featuring a striking vaulted ceiling, feature fireplace, and impressive glazed gable feature window and doors overlooking the wonderful gardens, creating a wonderful connection between the indoor and outdoor living areas whilst flooding the room with natural light. The ground floor further benefits from a modern kitchen/breakfast room, family/play room, utility room, family bathroom, spacious entrance hallway, principal bedroom with en-suite shower room, and a fifth bedroom which could equally serve as a home office or study. To the first floor are three further bedrooms, two of which are generous doubles, together with a modern family bathroom and plenty of eaves storage. **The Gardens** Externally, the property occupies a substantial mature plot with extensive driveway parking for numerous vehicles. The detached double garage benefits from a large first-floor storage room which offers excellent potential for conversion into an annex, home office, studio, or additional accommodation, subject to any necessary consents. The rear gardens are a particular feature of the property, offering extensive lawned areas perfect for children and families, together with a covered entertaining area ideal for summer barbecues and outdoor dining. Offered to the market with no onward chain, this outstanding family home presents a rare opportunity to acquire a spacious and versatile property in one of Lincolnshire's most desirable villages. The property further benefits from gas central heating and uPVC double glazing throughout. **Accommodation** **Ground Floor** Entrance Hallway – 8'5" x 23'10" (2.57m x 7.29m) Open Plan Living / Dining Room – 15'10" x 23'2" (4.83m x 7.08m) Kitchen / Breakfast Room – 13'9" x 11'2" (4.20m x 3.41m) Utility Room – 8'7" x 5'2" (2.63m x 1.60m)  Family Room / Play Room – 13'4" x 9'8" (4.08m x 2.95m) Bedroom One – 16'9" x 11'10" (5.11m x 3.61m) En-Suite Shower Room – 7'7" x 2'4" (2.33m x 0.73m) Bedroom Five / Study – 8'7" x 8'9" (2.64m x 2.67m) Family Bathroom – 8'7" x 8'0" (2.64m x 2.45m) **First Floor** First Floor Landing – 12'0" x 9'10" (3.68m x 3.01m) Bedroom Two – 10'4" x 14'4" (3.17m x 4.38m) Bedroom Three – 13'10" x 13'2" (4.24m x 4.03m) Bedroom Four – 10'9" x 10'3" (3.29m x 3.13m) Family Bathroom – 5'11" x 11'5" (1.80m x 3.50m)   **Detached Double Garage** Garage – 18'6" x 18'2" (5.66m x 5.55m) with power, lighting, electric door and personnel door.  First Floor Storage Room – 15'1" x 18'5" (4.61m x 5.62m) **Location, Location, Location** In a nutshell, Fishponds Way offers families a friendly street in a village that feels big enough to offer everything you need—but small enough to keep that tight knit, community feel. Being only a short stroll away from a wide range of amenities, including a doctors surgery, dentists, two churches, co-op with chemist dispensary, shops, takeaway restaurants and the popular Black Bull public house. If you are looking for excellent schooling, you are just a short walk to Welton St Mary’s Church of England Primary Academy and also William Farr secondary school, which has been recently labelled as outstanding by Ofsted. If you are a keen golfer or want to learn, you will love having a golf course situated just off Hackthorn Road.  **What3Words** - ////chipper.engraving.maple **EPC **- C - New EPC created 21st June 2026 **TENURE** – Freehold **SERVICES** - Mains water, electricity, and drainage are connected. **COUNCIL TAX** - This home is in Council Tax Band C according to the WLDC website.  **AGENTS NOTE **- Please be advised that their property details may be subject to change and must not be relied upon as an accurate description of this home. Although these details are thought to be materially correct, the accuracy cannot be guaranteed, and they do not form part of any contract. All services and appliances must be considered 'untested' and a buyer should ensure their appointed solicitor collates any relevant information or service/warranty documentation. Please note, all dimensions are approximate/maximums and should not be relied upon for the purposes of floor coverings. Please note: Some images within this listing may include AI generated virtual furnishings or enhancements to help buyers visualise the potential of the space. The property structure, layout and permanent features remain accurate as possible to the home being marketed. **ANTI-MONEY LAUNDERING REGULATIONS ** We are required by law to conduct Anti-Money Laundering (AML) checks on all parties involved in the sale or purchase of a property. We take the responsibility of this seriously in line with HMRC guidance in ensuring the accuracy and continuous monitoring of these checks. Our partner, Movebutler, will carry out the initial checks on our behalf. They will contact you once your offer has been accepted, to conclude where possible a biometric check with you electronically. As an applicant, you will be charged a non-refundable fee of £30 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking, and monitoring. You will need to pay this amount directly to Movebutler and complete all Anti-Money Laundering (AML) checks before your offer can be formally accepted.  **To arrange your viewing please call Becketts Estate Agents quoting the property address.** ## Property Photos - ![Photo](/listings/photos/89671974/2643294) - ![Photo](/listings/photos/89671974/2643295) - ![Photo](/listings/photos/89671974/2643296) - ![Photo](/listings/photos/89671974/2643297) - ![Photo](/listings/photos/89671974/2643298) - ![Photo](/listings/photos/89671974/2643299) - ![Photo](/listings/photos/89671974/2643300) - ![Photo](/listings/photos/89671974/2643301) - ![Photo](/listings/photos/89671974/2643302) - ![Photo](/listings/photos/89671974/2643303) - ![Photo](/listings/photos/89671974/2643304) - ![Photo](/listings/photos/89671974/2643305) - ![Photo](/listings/photos/89671974/2643306) - ![Photo](/listings/photos/89671974/2643307) - ![Photo](/listings/photos/89671974/2643308) - ![Photo](/listings/photos/89671974/2643309) - ![Photo](/listings/photos/89671974/2643310) - ![Photo](/listings/photos/89671974/2643311) - ![Photo](/listings/photos/89671974/2643312) - ![Photo](/listings/photos/89671974/2643313) - ![Photo](/listings/photos/89671974/2643314) - ![Photo](/listings/photos/89671974/2643315) - ![Photo](/listings/photos/89671974/2643316) - ![Photo](/listings/photos/89671974/2643317) - ![Photo](/listings/photos/89671974/2643318) - ![Photo](/listings/photos/89671974/2643319) - ![Photo](/listings/photos/89671974/2643320) - ![Photo](/listings/photos/89671974/2643321) - ![Photo](/listings/photos/89671974/2643322) - ![Photo](/listings/photos/89671974/2643324) - ![Photo](/listings/photos/89671974/2643325) - ![Photo](/listings/photos/89671974/2643328) - ![Photo](/listings/photos/89671974/2643330) - ![Photo](/listings/photos/89671974/2643333) - ![Photo](/listings/photos/89671974/2643335) - ![Photo](/listings/photos/89671974/2643338) - ![Photo](/listings/photos/89671974/2643339) - ![Photo](/listings/photos/89671974/2643340) - ![Photo](/listings/photos/89671974/2643341) - ![Photo](/listings/photos/89671974/2643342) - ![Photo](/listings/photos/89671974/2643345) - ![Photo](/listings/photos/89671974/2643349) - ![Photo](/listings/photos/89671974/2643353) - ![Photo](/listings/photos/89671974/2643355) - ![Photo](/listings/photos/89671974/2643356) - ![Photo](/listings/photos/89671974/2643358) - ![Photo](/listings/photos/89671974/2643359) - ![Photo](/listings/photos/89671974/2643361) - ![Photo](/listings/photos/89671974/2643363) ## Floorplans - ![Floorplan 1](/listings/photos/89671974/2643365) - Floorplan 1 - ![Floorplan 2](/listings/photos/89671974/2643367) - Floorplan 2 - ![Floorplan 3](/listings/photos/89671974/2643369) - Floorplan 3 ## EPC Graphs - ![EPC 1](/listings/photos/89671974/2643372) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 32 CLIFF ROAD, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JJ | £155,000 | 13/09/2011 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 HEATH CLOSE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JY | £235,000 | 18/02/2026 | Detached | | 20 SPRING COURT, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3TF | £322,500 | 28/11/2025 | Detached | | 36 CLIFF ROAD, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JN | £279,000 | 22/07/2025 | Detached | | 71 RIVEHALL AVENUE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LH | £175,000 | 17/11/2023 | Detached | | 15 ST MARYS AVENUE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LN | £268,000 | 07/11/2022 | Detached | | 3 ROMAN ROAD, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3RJ | £370,000 | 28/10/2022 | Detached | | 17 HEATH CLOSE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JY | £325,000 | 24/10/2022 | Detached | | 8 SUDBECK LANE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JF | £480,000 | 23/09/2022 | Detached | | 2 RYLAND ROAD, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LU | £250,000 | 06/09/2022 | Detached | | 3 BISHOPS PLACE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3FR | £385,000 | 05/09/2022 | Detached | | 5 JOHNS COURT, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LQ | £205,000 | 31/08/2022 | Detached | | 3 JOHNS COURT, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LQ | £190,000 | 30/08/2022 | Detached | | 9 LANCASTER COURT, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3SY | £305,000 | 24/08/2022 | Detached | | 7 PREBEND LANE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JR | £370,000 | 10/08/2022 | Detached | | 44 HAZEL GROVE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LG | £260,000 | 04/08/2022 | Detached | | 2 JOHNS COURT, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LQ | £203,000 | 05/07/2022 | Detached | | 4 RYLAND ROAD, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LU | £205,000 | 04/07/2022 | Detached | | 23 HAZEL GROVE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JZ | £276,000 | 24/06/2022 | Detached | | 5 RIVEHALL AVENUE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3LH | £245,000 | 24/05/2022 | Detached | | APPLE TREE COTTAGE, 9 MANOR LANE, WELTON, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN2 3JQ | £325,000 | 19/04/2022 | Detached | **Area average:** £283,675 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £366,261 (84 Detached, LN2, 2024–2026) - **Deviation:** +50.2% ## Rental Range *ONS Price Index of Private Rents (West Lindsey). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £670/mo - **Realistic:** £744/mo - **Optimistic:** £818/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lincoln (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £922/mo ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £93,000 - **Target investor price (1%):** £74,400 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,657/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8.6% - **10y growth:** 36.3% ## House Price Index (HM Land Registry) *Official index for West Lindsey; Detached series; as of July 2026.* - **1y growth (index):** -0.1% - **5y growth (index):** 7.2% - **10y growth (index):** 38.6% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)