# 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 - ![Photo](/listings/photos/161862872/525831) - ![Photo](/listings/photos/161862872/525832) - ![Photo](/listings/photos/161862872/525833) - ![Photo](/listings/photos/161862872/525834) - ![Photo](/listings/photos/161862872/525835) - ![Photo](/listings/photos/161862872/525836) - ![Photo](/listings/photos/161862872/525837) - ![Photo](/listings/photos/161862872/525838) - ![Photo](/listings/photos/161862872/525839) - ![Photo](/listings/photos/161862872/525840) - ![Photo](/listings/photos/161862872/525841) - ![Photo](/listings/photos/161862872/525842) - ![Photo](/listings/photos/161862872/525843) - ![Photo](/listings/photos/161862872/525844) - ![Photo](/listings/photos/161862872/525845) - ![Photo](/listings/photos/161862872/525846) - ![Photo](/listings/photos/161862872/525847) - ![Photo](/listings/photos/161862872/525848) - ![Photo](/listings/photos/161862872/525849) - ![Photo](/listings/photos/161862872/525850) - ![Photo](/listings/photos/161862872/525851) - ![Photo](/listings/photos/161862872/525852) - ![Photo](/listings/photos/161862872/525853) - ![Photo](/listings/photos/161862872/525854) - ![Photo](/listings/photos/161862872/525855) - ![Photo](/listings/photos/161862872/525856) - ![Photo](/listings/photos/161862872/525857) - ![Photo](/listings/photos/161862872/525858) - ![Photo](/listings/photos/161862872/525859) - ![Photo](/listings/photos/161862872/525860) - ![Photo](/listings/photos/161862872/525861) - ![Photo](/listings/photos/161862872/525862) - ![Photo](/listings/photos/161862872/525863) - ![Photo](/listings/photos/161862872/525864) - ![Photo](/listings/photos/161862872/525865) - ![Photo](/listings/photos/161862872/525866) ## 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 | | 33 FINISTERRE AVENUE, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1ET | £239,950 | 26/08/2022 | Detached | | 6 DOWSING WAY, SKEGNESS, EAST LINDSEY, LINCOLNSHIRE, PE25 1LE | £232,000 | 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)