Sold STC Cottage

WILLOW DALE

BEACON WAY, SKEGNESS, LINCOLNSHIRE PE25 1HL

4 beds 3 baths 1,356 sq ft Listed 13 May 2025 (-377d)

£350,000

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# 4 bedroom cottage for sale (PE25 1HL)

## Property Details

| Key | Value |
|-----|-------|
| Address | WILLOW DALE, BEACON WAY, SKEGNESS, LINCOLNSHIRE PE25 1HL |
| Price | £350,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 126 m² |
| Last sold | £347,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £1,336/year
- **Est. upgrade cost to C:** £17,400

### Recommendations
- W2 (£4,000 - £6,000)
- F (£200 - £400)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9788-3028-3203-6347-6204)

## Description

BEAUTIFULLY PRESENTED 3 BEDROOM DETACHED COTTAGE WITH LOVELY OPEN VIEWS. With Sun Room, Kitchen, Dining Room, Lounge, Shower Room, Utility Room, Bathroom, Master Bedroom with walk-in wardrobe and En-suite Shower room, 3 Conservatory's. Large front and rear gardens being lawned with large driveway with parking for several vehicles and brick garage. EPC Rating D

EPC rating: D. Tenure: Freehold,

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/161862872/525867) - Floorplan

## EPC Graphs

- ![EPC Graph](/listings/photos/161862872/525868) - EPC Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WILLOW DALE BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HL | £347,000 | 01/12/2025 | Detached |
| WILLOW DALE BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HL | £160,000 | 16/03/2015 | 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 |
|---------|-------|------|------|
| 6 DAVOS WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1EL | £194,000 | 27/11/2025 | Detached |
| [Same street] FAIRACRES BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HL | £400,000 | 21/11/2025 | Detached |
| 4 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ | £150,000 | 29/01/2025 | Detached |
| 4 HOLLYOAK CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TT | £255,000 | 30/11/2023 | Detached |
| 4 HOLLYOAK CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TT | £210,000 | 20/07/2023 | Detached |
| 60 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ | £225,000 | 09/12/2022 | Detached |
| 36 PORTLAND DRIVE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HF | £228,000 | 16/09/2022 | Detached |
| 6 DOWSING WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LE | £232,000 | 26/08/2022 | Detached |
| 33 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET | £239,950 | 26/08/2022 | Detached |
| 25 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET | £205,000 | 27/05/2022 | Detached |
| 1 LYNN WELL CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1DS | £220,000 | 13/04/2022 | Detached |
| 5 JOHNSON CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TB | £158,000 | 09/12/2021 | Detached |
| 55 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ | £185,000 | 03/12/2021 | Detached |
| 8 DOWSING WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LE | £184,000 | 01/11/2021 | Detached |
| 59 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ | £177,500 | 21/10/2021 | Detached |
| 7 JENKINS CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LS | £217,500 | 06/10/2021 | Detached |
| 33 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET | £165,000 | 27/08/2021 | Detached |
| 13 JENKINS CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LS | £223,000 | 04/08/2021 | Detached |
| 2 VERONICA CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HY | £315,000 | 25/06/2021 | Detached |

**Street average:** £400,000 (1 sale)
**Area average:** £210,219 (18 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £261,150 (29 Detached, PE25, 2024–2026)
- **Deviation:** +34%

## Rental Range

*ONS Price Index of Private Rents (East Lindsey). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £618/mo
- **Realistic:** £687/mo
- **Optimistic:** £756/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Wolds and Coast (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £673/mo

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £85,875
- **Target investor price (1%):** £68,700

*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:** £2,778/m²

## Capital growth trend

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

- **5y growth:** 22.9%
- **10y growth:** 58.7%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; Detached series; as of February 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 18.8%
- **10y growth (index):** 47.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

126 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£347,000 Dec 2025

Price per m²

£2,778/m²

Local average

£261,150 (+34%)

Street crime

120 incidents within 1 mile (Mar 2026)

Key features

BEAUTIFULLY PRESENTED COTTAGE
LOVELY OPEN VIEWS
LARGE FRONT AND REAR GARDENS
PARKING FOR SEVERAL VEHICLES
BRICK GARAGE AND DRIVEWAY
3 CONSERVATORYS AND SUN ROOM

Additional details

Heating: Oil
Parking: Driveway
Garden: Private garden
Listed property: No

Description

Listed by

Skegness

The Property Franchise Group

Reference: 161862872

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 18/07/2023

Current heating cost: £1,336/year

Potential heating cost: £1,160/year

Est. upgrade cost to C: £17,400

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Hot water cylinder thermostat (£200 - £400)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Graph

Price history

117% since 2015

Event	Date	Price	% change
Sold	01/12/2025 (5 months ago)	£347,000	+116.9%
Sold	16/03/2015 (11 years ago)	£160,000	—

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

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
6 DAVOS WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1EL	£194,000	27/11/2025	Detached
Same street FAIRACRES BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HL	£400,000	21/11/2025	Detached
4 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ	£150,000	29/01/2025	Detached
4 HOLLYOAK CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TT	£255,000	30/11/2023	Detached
4 HOLLYOAK CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TT	£210,000	20/07/2023	Detached
60 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ	£225,000	09/12/2022	Detached
36 PORTLAND DRIVE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HF	£228,000	16/09/2022	Detached
6 DOWSING WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LE	£232,000	26/08/2022	Detached
33 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET	£239,950	26/08/2022	Detached
25 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET	£205,000	27/05/2022	Detached
1 LYNN WELL CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1DS	£220,000	13/04/2022	Detached
5 JOHNSON CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1TB	£158,000	09/12/2021	Detached
55 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ	£185,000	03/12/2021	Detached
8 DOWSING WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LE	£184,000	01/11/2021	Detached
59 BEACON WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HJ	£177,500	21/10/2021	Detached
7 JENKINS CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LS	£217,500	06/10/2021	Detached
33 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET	£165,000	27/08/2021	Detached
13 JENKINS CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LS	£223,000	04/08/2021	Detached
2 VERONICA CLOSE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1HY	£315,000	25/06/2021	Detached

Street average: £400,000 (1 sale)

Area average: £210,219 (18 sales)

Capital growth trend

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

5y growth 22.9%

10y growth 58.7%

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

1y (index) 0.1%

5y (index) 18.8%

10y (index) 47.9%

Rental Range

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

Low £618/mo

Realistic £687/mo

Optimistic £756/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 PE25 1HL

Address

Beacon Way

Nearby

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

Type	Name	Distance
Bus stop	Kingfisher Drive	0.1 miles
Bus stop	Southview Holiday Park Nisa Local	0.2 miles
Shop	Nisa Local	0.2 miles
Shop	Unknown	0.3 miles
Hospital	Skegness Hospital	1.3 miles
Train station	Walls Lane	1.4 miles
Train station	Skegness	1.5 miles

Street-level crime

Category	Count
Violence and sexual offences	47
Anti-social behaviour	29
Shoplifting	12
Other theft	10
Public order	9
Criminal damage and arson	5
Burglary	3
Vehicle crime	2
Drugs	1
Other crime	1
Possession of weapons	1
Total incidents	120

Within 1 mile during Mar 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
Beacon Primary Academy	Primary	0.8 miles	Good — 30 Nov 2016
Skegness Academy	Secondary	0.9 miles	Requires improvement — 30 Jan 2024
Skegness Grammar School	Secondary	1.1 miles	Good — 19 Oct 2021
Seathorne Primary Academy	Primary	1.1 miles	Good — 14 Jul 2016
Skegness Junior Academy	Primary	1.2 miles	Good — 15 Jul 2014

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.2%

Max investor price (0.8%) £85,875

Target investor price (1%) £68,700

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).

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