Sold STC Town house

72 ROMAN WHARF

LINCOLN, LINCOLNSHIRE LN1 1SR

2 beds 1 baths 624 sq ft Listed 1 Jan 2024 (-894d)

£180,000

Offers in Excess of

Reduced on 28 Sep 2024

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# 2 bedroom town house for sale (LN1 1SR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 72 ROMAN WHARF, LINCOLN, LINCOLNSHIRE LN1 1SR |
| Price | £180,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 58 m² |
| Last sold | £174,500 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/05/2029
- **Current heating cost:** £348/year

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0418-1037-6235-4491-3944)

## Description

Located within the highly regarded Roman Wharf area of Lincoln, only a 10 minute canalside walk from Lincoln's Brayford Pool is this very well presented town house. Accommodation briefly comprises 13'5 lounge, 13'3 kitchen diner with modern kitchen and french doors leading into uPVC conservatory. To the first floor there are two bedrooms, the master bedroom benefitting from two sets of french doors and leading to south facing balcony, and a bespoke fitted reading/snug area with fitted daybed. To the first floor there is also a recently refurbished bathroom. Outside the property has a driveway with space for at least one car (has occasionally been used for two smaller cars) and an enclosed garden to the rear. NO CHAIN!! Council tax band: Freehold.

## Property Photos

- ![Photo 1](/listings/photos/143263790/250306) - Photo 1
- ![Photo 2](/listings/photos/143263790/250307) - Photo 2
- ![Photo 3](/listings/photos/143263790/250308) - Photo 3
- ![Photo 4](/listings/photos/143263790/250309) - Photo 4
- ![Photo 5](/listings/photos/143263790/250310) - Photo 5
- ![Photo 6](/listings/photos/143263790/250311) - Photo 6
- ![Photo 7](/listings/photos/143263790/250312) - Photo 7
- ![Photo 8](/listings/photos/143263790/250313) - Photo 8
- ![Photo 9](/listings/photos/143263790/250314) - Photo 9
- ![Photo 16](/listings/photos/143263790/250315) - Photo 16
- ![Photo 10](/listings/photos/143263790/250316) - Photo 10
- ![Photo 11](/listings/photos/143263790/250317) - Photo 11
- ![Photo 12](/listings/photos/143263790/250318) - Photo 12
- ![Photo 13](/listings/photos/143263790/250319) - Photo 13
- ![Photo 17](/listings/photos/143263790/250320) - Photo 17
- ![Photo 15](/listings/photos/143263790/250321) - Photo 15

## Floorplans

- ![Floorplan 1](/listings/photos/143263790/250322) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/143263790/250323) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £174,500 | 28/02/2025 | Terraced |
| 72 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £158,000 | 20/03/2020 | Terraced |
| 72 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £141,000 | 24/03/2017 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 108 CARHOLME ROAD, LINCOLN, LINCOLNSHIRE, LN1 1SP | £105,000 | 16/12/2025 | Terraced |
| 170 CARHOLME ROAD, LINCOLN, LINCOLNSHIRE, LN1 1SE | £158,000 | 10/12/2025 | Terraced |
| 103 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD | £215,000 | 28/11/2025 | Terraced |
| 40 MOOR STREET, LINCOLN, LINCOLNSHIRE, LN1 1PR | £180,000 | 21/11/2025 | Terraced |
| 3 DRAKE STREET, LINCOLN, LINCOLNSHIRE, LN1 1PP | £248,110 | 16/07/2025 | Terraced |
| 221 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH | £185,000 | 23/11/2023 | Terraced |
| 175 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH | £170,000 | 18/10/2023 | Terraced |
| 29 SEVERN STREET, LINCOLN, LINCOLNSHIRE, LN1 1SJ | £195,000 | 12/10/2023 | Terraced |
| 22 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ | £145,000 | 29/09/2023 | Terraced |
| [Same street] 76 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £203,000 | 19/04/2023 | Detached |
| [Same street] 112 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £202,000 | 19/04/2023 | Semi-detached |
| 95 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD | £135,000 | 06/04/2023 | Terraced |
| 18 WELLINGTON STREET, LINCOLN, LINCOLNSHIRE, LN1 1PN | £172,500 | 05/04/2023 | Terraced |
| 127 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD | £120,000 | 05/04/2023 | Terraced |
| 26 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ | £300,000 | 31/03/2023 | Terraced |
| 6 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1AY | £240,000 | 20/12/2022 | Terraced |
| 30 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ | £125,000 | 09/12/2022 | Terraced |
| 3 MOOR STREET, LINCOLN, LINCOLNSHIRE, LN1 1PW | £205,000 | 28/11/2022 | Terraced |
| 73 IRIS CRESCENT, LINCOLN, LINCOLNSHIRE, LN1 1BD | £301,000 | 22/11/2022 | Terraced |
| 217 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH | £90,000 | 18/11/2022 | Terraced |
| 11 STAUNTON COURT, LINCOLN, LINCOLNSHIRE, LN1 1TN | £235,000 | 17/10/2022 | Terraced |
| 9 IRIS CRESCENT, LINCOLN, LINCOLNSHIRE, LN1 1BD | £227,000 | 14/10/2022 | Terraced |
| [Same street] 58 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £220,000 | 15/09/2022 | Terraced |
| [Same street] 110 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £270,000 | 31/08/2022 | Terraced |
| [Same street] 44 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £140,000 | 21/12/2021 | Semi-detached |
| [Same street] 114 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £325,000 | 26/11/2021 | Terraced |
| [Same street] 116 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £260,000 | 15/10/2021 | Terraced |
| [Same street] 50 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR | £155,000 | 18/08/2021 | Terraced |

**Street average:** £221,875 (8 sales)
**Area average:** £187,581 (20 sales)

## Price vs local average

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

- **Local average:** £198,304 (58 Terraced, LN1, 2024–2026)
- **Deviation:** -9.2%

## Rental Range

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

- **Low:** £855/mo
- **Realistic:** £950/mo
- **Optimistic:** £1,045/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £598/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 |
|------|------|------|------|------|
| 2 Bed Flat, Yarborough Road, LN1 | £795/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Terraced House, Westgate, LN1 | £895/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Terraced House, Naam Place, LN1 | £850/mo | 2 | 0.71 miles | OpenRent |

**Average rent: £847/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** £3,103/m²

## Capital growth trend

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

- **5y growth:** -2.4%
- **10y growth:** -5.5%

## House Price Index (HM Land Registry)

*Official index for Lincoln; Terraced series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 16.8%
- **10y growth (index):** 41.3%

## 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

58 m²

Council tax band

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£174,500 Feb 2025

Price per m²

£3,103/m²

Local average

£198,304 (-9.2%)

Deprivation

Decile 6 (17,923 of 33,755)

Street crime

494 incidents within 1 mile (Apr 2026)

Key features

Modern Town House
Very Well Presented Throughout
Popular Residential Location
2 Bedrooms & New Bathroom
Master With South-Facing Balcony
uPVC Conservatory
Driveway Parking
10 Mins Canal-Side Walk To Brayford

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Lincoln

Starkey & Brown

Reference: 143263790

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 09/05/2019

Expiry date: 08/05/2029

Current heating cost: £348/year

Potential heating cost: £354/year

Recommendations

Low energy lighting for all fixed outlets (35)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

24% since 2017

Event	Date	Price	% change
Sold	28/02/2025 (1 year ago)	£174,500	+10.4%
Sold	20/03/2020 (6 years ago)	£158,000	+12.1%
Sold	24/03/2017 (9 years ago)	£141,000	—

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
108 CARHOLME ROAD, LINCOLN, LINCOLNSHIRE, LN1 1SP	£105,000	16/12/2025	Terraced
170 CARHOLME ROAD, LINCOLN, LINCOLNSHIRE, LN1 1SE	£158,000	10/12/2025	Terraced
103 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD	£215,000	28/11/2025	Terraced
40 MOOR STREET, LINCOLN, LINCOLNSHIRE, LN1 1PR	£180,000	21/11/2025	Terraced
3 DRAKE STREET, LINCOLN, LINCOLNSHIRE, LN1 1PP	£248,110	16/07/2025	Terraced
221 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH	£185,000	23/11/2023	Terraced
175 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH	£170,000	18/10/2023	Terraced
29 SEVERN STREET, LINCOLN, LINCOLNSHIRE, LN1 1SJ	£195,000	12/10/2023	Terraced
22 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ	£145,000	29/09/2023	Terraced
Same street 76 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£203,000	19/04/2023	Detached
Same street 112 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£202,000	19/04/2023	Semi-detached
95 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD	£135,000	06/04/2023	Terraced
18 WELLINGTON STREET, LINCOLN, LINCOLNSHIRE, LN1 1PN	£172,500	05/04/2023	Terraced
127 NEWLAND STREET WEST, LINCOLN, LINCOLNSHIRE, LN1 1QD	£120,000	05/04/2023	Terraced
26 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ	£300,000	31/03/2023	Terraced
6 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1AY	£240,000	20/12/2022	Terraced
30 FOSS BANK, LINCOLN, LINCOLNSHIRE, LN1 1SZ	£125,000	09/12/2022	Terraced
3 MOOR STREET, LINCOLN, LINCOLNSHIRE, LN1 1PW	£205,000	28/11/2022	Terraced
73 IRIS CRESCENT, LINCOLN, LINCOLNSHIRE, LN1 1BD	£301,000	22/11/2022	Terraced
217 ANGELICA ROAD, LINCOLN, LINCOLNSHIRE, LN1 1BH	£90,000	18/11/2022	Terraced
11 STAUNTON COURT, LINCOLN, LINCOLNSHIRE, LN1 1TN	£235,000	17/10/2022	Terraced
9 IRIS CRESCENT, LINCOLN, LINCOLNSHIRE, LN1 1BD	£227,000	14/10/2022	Terraced
Same street 58 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£220,000	15/09/2022	Terraced
Same street 110 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£270,000	31/08/2022	Terraced
Same street 44 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£140,000	21/12/2021	Semi-detached
Same street 114 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£325,000	26/11/2021	Terraced
Same street 116 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£260,000	15/10/2021	Terraced
Same street 50 ROMAN WHARF, LINCOLN, LINCOLNSHIRE, LN1 1SR	£155,000	18/08/2021	Terraced

Street average: £221,875 (8 sales)

Area average: £187,581 (20 sales)

Capital growth trend

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

5y growth -2.4%

10y growth -5.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Lincoln. Series: Terraced. As of March 2026.

1y (index) 0.9%

5y (index) 16.8%

10y (index) 41.3%

Rental Range

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

Low £855/mo

Realistic £950/mo

Optimistic £1,045/mo

Based on Local Authority from postcode lookup → Lincoln.

LHA (30th percentile) floor for Lincoln: £598/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LN1 1SR

Nearby

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

Type	Name	Distance
Bus stop	Moor Street	0.1 miles
Shop	Lincolnshire Co-op	0.1 miles
University	One Campus Way	0.2 miles
University	Village Hall	0.3 miles
Shop	Sainsbury's Local	0.3 miles
Train station	Lincoln	0.8 miles
Hospital	St Georges Hospital	0.9 miles
Hospital	Lincoln County Hospital	1.6 miles
Train station	Hykeham	3.1 miles

Street-level crime

Category	Count
Anti-social behaviour	151
Violence and sexual offences	130
Shoplifting	57
Public order	37
Other theft	29
Criminal damage and arson	21
Robbery	15
Bicycle theft	13
Drugs	12
Burglary	10
Vehicle crime	7
Other crime	6
Possession of weapons	4
Theft from the person	2
Total incidents	494

Within 1 mile during Apr 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
The St Faith's Church of England Infant and Nursery School, Lincoln	Primary	0.2 miles	Good — 24 Feb 2017
The St Faith and St Martin Church of England Junior School, Lincoln	Primary	0.4 miles	Good — 26 Feb 2020
University of Lincoln	Other	0.5 miles	— (No rating)
Lincolnshire Secure Unit	Other	0.5 miles	— (No rating)
Westgate Academy	Primary	0.7 miles	Good — 14 Jul 2016

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
2 Bed Flat, Yarborough Road, LN1	£795/mo	2	0.47 miles	OpenRent
2 Bed Terraced House, Westgate, LN1	£895/mo	2	0.68 miles	OpenRent
2 Bed Terraced House, Naam Place, LN1	£850/mo	2	0.71 miles	OpenRent

Average rent: £847/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.47%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 5.7%

Cost-to-rent ratio 17.6×

Monthly cashflow £31/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.7%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).