# 4 bedroom detached house for sale (DN21 1FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 OAK TREE AVENUE, GAINSBOROUGH, LINCOLNSHIRE DN21 1FF |
| Price | £285,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | C |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 104 m² |
| Last sold | £230,000 Sep 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/04/2028
- **Current heating cost:** £782/year

### Recommendations
- W2 (6,000)
- E (35)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8808-7825-5260-3729-1906)

## Description

Beautifully presented throughout and having undergone an extensive scheme of modernisation to a high standard, this truly impressive four bedroom detached family home offers a fantastic turnkey opportunity for its new owners to move straight into and enjoy. Boasting spacious and versatile accommodation, stylish contemporary finishes and a superb private rear garden, this wonderful home is perfectly suited to modern family living. The property further benefits from new flooring throughout, including attractive herringbone flooring to the entrance hall and beautiful Italian flooring to the kitchen, alongside the added luxury of underfloor heating to the lounge. The home is ideally positioned within a popular and well-established residential area, conveniently located close to a wide range of amenities including highly regarded schools, shops, excellent transport links and much more, making it an ideal choice for growing families.

The home briefly comprises a welcoming central entrance hall, beautifully finished with attractive herringbone flooring, creating an impressive first impression upon entering the property. The generous and beautifully presented lounge offers a fantastic space to relax and unwind, further enhanced by the added comfort of underfloor heating. A delightful conservatory enjoys pleasant views over the rear garden, whilst the stunning contemporary open-plan dining kitchen is undoubtedly one of the standout features of the home. Having been thoughtfully modernised with an attractive range of fitted units, integrated appliances and beautiful Italian flooring, the kitchen offers a fantastic space for everyday family living and entertaining guests, with ample room for dining.

The first floor continues to impress, offering four generously proportioned bedrooms, all beautifully presented and benefiting from newly fitted flooring, creating a fresh and contemporary feel throughout. The bedrooms are serviced by a stylish modern tiled family bathroom suite, whilst the impressive master bedroom further benefits from its own contemporary en-suite shower room. Both the master bedroom and second bedroom also enjoy fitted wardrobes, providing excellent storage solutions.

Externally, the property occupies an attractive plot with a substantial mature hedge boundary to the front, offering a pleasant degree of privacy. A generous driveway provides ample off-road parking for multiple vehicles whilst giving access to the integral garage, which benefits from power, lighting and a convenient electric garage door. The remainder of the frontage is attractively landscaped with a combination of lawned and pebbled areas, creating an appealing first impression.

To the rear, the home enjoys a fantastic fully enclosed and private garden, providing a wonderful outdoor space for the whole family to enjoy. A generous paved patio entertaining area offers the perfect setting for alfresco dining, summer barbecues and relaxing in the sunshine, leading onto an attractive lawned garden with plenty of room for children to play and families to unwind.

Combining generous living accommodation, an excellent standard of modernisation and attractive outdoor spaces, this exceptional detached home offers an opportunity not to be missed. The attention to detail throughout, from the beautiful flooring choices and underfloor heating to the stylish kitchen and bathrooms, further enhances the appeal of this superb family home.

Viewings are highly recommended to fully appreciate the quality, space and beautiful presentation this stunning detached family home has to offer.

EPC Rating: D

## Property Photos

- ![Photo](/listings/photos/94597827/2670846)
- ![Photo](/listings/photos/94597827/2670847)
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- ![Photo](/listings/photos/94597827/2670856)
- ![Photo](/listings/photos/94597827/2670857)

## Floorplans

- ![All](/listings/photos/94597827/2670858) - All

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3820962
- **Address:** 8 Oak Tree Avenue, GAINSBOROUGH, DN21 1FF
- **Certificate Issued:** 20/06/2006
- **Work Completed:** 30/05/2006
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 OAK TREE AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FF | £230,000 | 29/09/2023 | Detached |
| 8 OAK TREE AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FF | £185,000 | 10/05/2019 | 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 |
|---------|-------|------|------|
| 19 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £215,000 | 20/11/2025 | Detached |
| 16 THE ROWANS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WH | £250,000 | 29/09/2025 | Detached |
| 2 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £247,500 | 09/11/2023 | Detached |
| 20 BIRCHWOOD VIEW, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WA | £305,000 | 04/09/2023 | Detached |
| 30 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £210,000 | 07/11/2022 | Detached |
| 28 BIRCHWOOD VIEW, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WA | £225,000 | 28/10/2022 | Detached |
| 33 BIRCHWOOD VIEW, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WA | £285,000 | 21/09/2022 | Detached |
| 18 TRENTVALE AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZQ | £260,000 | 07/09/2022 | Detached |
| [Same street] 16 OAK TREE AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FF | £237,500 | 22/07/2022 | Detached |
| 85 BOB RAINSFORTH WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZS | £220,000 | 15/07/2022 | Detached |
| 5 KESTREL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1GL | £250,000 | 16/06/2022 | Detached |
| 26 BROOK LANE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZP | £215,000 | 10/06/2022 | Detached |
| 94 BOB RAINSFORTH WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZS | £281,000 | 27/05/2022 | Detached |
| 3 BLACKTHORN CLOSE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WB | £280,000 | 20/05/2022 | Detached |
| [Same street] 11 OAK TREE AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FF | £240,000 | 03/05/2022 | Detached |
| 3 BRAMLEY COURT, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1PE | £245,000 | 08/04/2022 | Detached |
| 22 BIRCHWOOD VIEW, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WA | £275,000 | 05/04/2022 | Detached |
| 1 ASPEN COURT, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FG | £240,000 | 28/03/2022 | Detached |
| 15 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £225,000 | 11/03/2022 | Detached |
| 26 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £210,000 | 08/03/2022 | Detached |
| 29 BIRCHWOOD VIEW, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1WA | £269,950 | 21/02/2022 | Detached |
| 17 WOODHILL AVENUE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FB | £250,000 | 14/01/2022 | Detached |

**Street average:** £238,750 (2 sales)
**Area average:** £247,923 (20 sales)

## Price vs local average

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

- **Local average:** £302,149 (62 Detached, DN21, 2024–2026)
- **Deviation:** -5.7%

## 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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Terraced House, Tower St, DN21 | £800/mo | 4 | 0.61 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £800/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.7×
- **Monthly cashflow:** £-427/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,740/m²

## Capital growth trend

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

- **5y growth:** 23.9%
- **10y growth:** 37.5%

## House Price Index (HM Land Registry)

*Official index for West Lindsey; Detached series; as of August 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 11.5%
- **10y growth (index):** 40.8%

## 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)