For sale Detached

WILLOW TREE FARM

BRICKYARD LANE, MABLETHORPE, SUTTON ON SEA, LINCOLNSHIRE LN12 2RN

5 beds 4 baths 1,948 sq ft Listed 21 Jan 2026 (-282d)

£725,000

Save
1389191-8-69454b677ef83-ARW

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Property details

Tenure

FREEHOLD

Floor area

181 m²

Council tax band

D

EPC rating

C

Year built

England and Wales: 1996-2002

Last sold

£345,000 Apr 2006

Price per m²

£4,006/m²

Local average

£249,668 (+190.4%)

Deprivation

Decile 2 (6,704 of 33,755)

Street crime

3 incidents within 1 mile (Aug 2026)

Key features

  • Established Leisure Park
  • 5 bedroom bungalow
  • Self Catering Holiday Cottage
  • Outbuildings
  • Well stocked fishing lake
  • Caravan pitches
  • Land & Lakes 3.984 acres (1.612 ha)
  • EPC Rating - C, Council Tax Band - D

Description

An excellent opportunity to purchase Willow Tree Farm which is an Adult Only Touring Caravan Site & Fishery - a peaceful, family-run site. The owners are looking to retire. It is located one mile from the small, unspoilt Lincolnshire village of Sutton on Sea which has won the prestigious Blue Flag Award for its beautiful, sandy beach. The site has both hard-standing and grass pitches available, all with electric hook-ups, and easy access to the toilet and shower block. There is a well-stocked fishing lake boasts a variety of carp including Common, Mirror, Crucian, and Grass, as well as Tench, Perch, and Gudgen, amongst others.
There is also a separate Motor Caravanners Certified Location which is Adult only. The property comprises a 5 bedroom bungalow, Guest house, lakes and a site area of 3.984 acres (1.612 ha)

Listed by

Grimsby

Pygott & Crone

Reference: 87571758

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 22/08/2025

Expiry date: 21/08/2035

Current heating cost: £1,574/year

Potential heating cost: £1,468/year

Est. upgrade cost to C: £200

Recommendations

  • Draughtproof single-glazed windows (£150 - £250)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~16,269 m² (4.02 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

¿WillowTreeFP

¿WillowTreeFP

EPC Graphs

EPC - House

EPC - House

EPC - Guest House

EPC - Guest House

Price history

Event Date Price % change
Listed for sale — £725,000 +110.1%
Sold 11/04/2006 (20 years ago) £345,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 8.6%
10y growth 42.8%

House Price Index (HM Land Registry — official index, not sold-price averages): East Lindsey. Series: Detached. As of July 2026.

1y (index) 4.2%
5y (index) 14.3%
10y (index) 44.9%

Rental Range

Estimated market rent for East Lindsey. Low = conservative, Realistic = average, Optimistic = best case.

Low £636/mo
Realistic £707/mo
Optimistic £778/mo

Based on Local Authority from postcode lookup → East Lindsey.

LHA (30th percentile) floor for Wolds and Coast: £673/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LN12 2RN

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Trusthorpe Hall 0.6 miles
Shop Pamela's 1.1 miles
Shop Knicks Knacks 1.1 miles
Train station Unknown 2.3 miles
Train station Walls Lane 9.4 miles

Street-level crime

Category Count
Violence and sexual offences 2
Vehicle crime 1
Total incidents 3

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Sutton-on-Sea Community Primary School Primary 1.0 miles Good — 16 May 2022
Springwell Alternative Academy Mablethorpe Other 2.0 miles Outstanding — 25 Apr 2024
Mablethorpe Primary Academy Primary 2.3 miles Good — 16 Oct 2014
Huttoft Primary & Nursery School Primary 3.0 miles — (Inspected (no overall grade))
Theddlethorpe Academy Primary 4.3 miles Good — 12 Sep 2023

Rental Comparables

Rental comparables data is not available for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%
Max investor price (0.8%) £88,375
Target investor price (1%) £70,700
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).