# Equestrian facility for sale (LN8 2AE) ## Property Details | Key | Value | |-----|-------| | Address | CLIFF FARM HOUSE, NORMANBY CLIFF ROAD, MARKET RASEN, NORMANBY BY SPITAL, LINCOLNSHIRE LN8 2AE | | Price | £650,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | D | | Last sold | £635,000 Jun 2021 | ## Description Character farmhouse with 3.8 acres (STS), three paddocks, stable block and views towards the Lincolnshire Wolds, ideally positioned between Lincoln and Market Rasen with excellent access to the A15. Set within approximately 3.8 acres (STS) on the edge of the desirable village of Normanby-by-Spital, Cliff Farm is a handsome detached farmhouse enjoying countryside views towards the Lincolnshire Wolds, excellent equestrian facilities and convenient access to the A15, Lincoln and Market Rasen. Full of character and traditional farmhouse charm, the property offers flexible five-bedroom accommodation including two en-suite bedrooms and a range of welcoming reception rooms. Features include the farmhouse kitchen with Belfast sink, a characterful dining room with multi-fuel burner and a spacious family bathroom where the freestanding bath enjoys views across the surrounding countryside towards the Lincolnshire Wolds. Outside, the property is perfectly suited to equestrian and rural lifestyle buyers. Extending to approximately 3.8 acres (STS), the grounds include three fenced paddocks and a substantial brick-built stable block providing three loose boxes, feed storage and power. A wide range of additional outbuildings further enhance the property's appeal, including a powered container workshop, tack room, polytunnel, storage buildings and a charming former railway truck that has been repurposed as a hen house. Combining a characterful farmhouse, land, stabling and useful outbuildings, all within easy reach of Lincoln and the wider road network, Cliff Farm offers an increasingly rare opportunity to embrace country living without sacrificing convenience. Location Normanby-by-Spital is a popular Lincolnshire village positioned approximately twelve miles north of Lincoln and conveniently placed for access to Market Rasen and Caenby Corner. The village benefits from a well-regarded primary school, village pub and local amenities, whilst excellent road connections make it particularly attractive for buyers seeking a rural lifestyle without compromising accessibility. The nearby A15 provides straightforward routes into Lincoln and north towards the M180, M18 and wider motorway network. Surrounded by attractive countryside with views towards the Lincolnshire Wolds, the location offers an enviable balance of convenience and rural charm. Residents can enjoy the peace and beauty of the countryside whilst remaining within easy reach of Lincoln's vibrant city centre, shopping, education and leisure facilities. Located within the village are a primary school, convenience shop, post office and the well-regarded Bottle & Glass pub, providing a range of everyday amenities within easy reach. ## Property Photos - ![Cliff Farm](/listings/photos/94644378/2633669) - Cliff Farm - ![Kitchen](/listings/photos/94644378/2633670) - Kitchen - ![Lounge](/listings/photos/94644378/2633671) - Lounge - ![Ariel View](/listings/photos/94644378/2633672) - Ariel View - ![Kitchen](/listings/photos/94644378/2633673) - Kitchen - ![Dining Room](/listings/photos/94644378/2633674) - Dining Room - ![Reception Room](/listings/photos/94644378/2633675) - Reception Room - ![Bedroom Four](/listings/photos/94644378/2633676) - Bedroom Four - ![En-Suite](/listings/photos/94644378/2633677) - En-Suite - ![Principal Bedroom](/listings/photos/94644378/2633678) - Principal Bedroom - ![En-Suite](/listings/photos/94644378/2633679) - En-Suite - ![Bedroom Two](/listings/photos/94644378/2633680) - Bedroom Two - ![Bedroom Three](/listings/photos/94644378/2633681) - Bedroom Three - ![Bedroom Five](/listings/photos/94644378/2633682) - Bedroom Five - ![Bathroom](/listings/photos/94644378/2633683) - Bathroom - ![Cliff Farm](/listings/photos/94644378/2633684) - Cliff Farm - ![Rear View](/listings/photos/94644378/2633685) - Rear View - ![Ariel View](/listings/photos/94644378/2633686) - Ariel View - ![Stables](/listings/photos/94644378/2633687) - Stables - ![Stables](/listings/photos/94644378/2633688) - Stables - ![Picture No. 63](/listings/photos/94644378/2633689) - Picture No. 63 - ![Orchard](/listings/photos/94644378/2633690) - Orchard - ![Paddocks](/listings/photos/94644378/2633691) - Paddocks - ![Paddocks](/listings/photos/94644378/2633692) - Paddocks ## Floorplans - ![Floorplan](/listings/photos/94644378/2633693) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/94644378/2633694) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CLIFF FARM HOUSE NORMANBY CLIFF ROAD, NORMANBY BY SPITAL, MARKET RASEN, WEST LINDSEY, LINCOLNSHIRE, LN8 2AE | £635,000 | 28/06/2021 | Detached | | CLIFF FARM HOUSE NORMANBY CLIFF ROAD, NORMANBY BY SPITAL, MARKET RASEN, WEST LINDSEY, LINCOLNSHIRE, LN8 2AE | £325,000 | 06/08/2013 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £360,682 (11 Other, LN8, 2024–2026) - **Deviation:** +80.2% ## 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:** 0.11% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -27.7% - **10y growth:** 623.8% ## House Price Index (HM Land Registry) *Official index for West Lindsey; All dwelling types series; as of July 2026.* - **1y growth (index):** 0.3% - **5y growth (index):** 7.3% - **10y growth (index):** 39.5% ## 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)