Sold STC House

DALE COTTAGE

CHESTNUT AVENUE, WOODHALL SPA, BUCKNALL, LINCOLNSHIRE LN10 5DU

3 beds 969 sq ft Listed 28 May 2005 (-7679d)

£122,000

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# 3 bedroom house for sale (LN10 5DU)

## Property Details

| Key | Value |
|-----|-------|
| Address | DALE COTTAGE, CHESTNUT AVENUE, WOODHALL SPA, BUCKNALL, LINCOLNSHIRE LN10 5DU |
| Price | £122,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: before 1900 |
| Floor area | 90 m² |
| Last sold | £42,000 Dec 2000 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £767/year
- **Est. upgrade cost to C:** £31,425

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8664-7327-2010-2154-0926)

## Description

**Agents Remarks   **

With a 365ft garden (sts) this property situated down a no-through road deserves an internal inspection to fully appreciate both the internal accommodation and garden areas.  Bucknall, is located 6 miles from Woodhall Spa with it's acclaimed golf courses and   itself boasts a primary school and is within the catchment area for Horncastle Grammar and Upper Schools.

**Entrance   **

Via the uPVC front door with side panel and opening into the entrance hall/Dining Room.

**Reception Hall    12'3" by 7'9" (3m 73cm x 2m 36cm)**

Having radiator, BT point, dado rail, coving and ceiling light.  Door to sitting room and doorway to stairs and kitchen.

**Sitting Room    14'3" by 12'3" (4m 34cm x 3m 73cm)**

Having window to front aspect, laminate floor,  coving, ceiling light, tiled fireplace with wood surround containing solid fuel Parkray with back boiler for the central heating.

**Kitchen Diner   20'9" by 10'2" (6m 32cm x 3m 10cm) maximum**

Being at the back of the property with views down the garden.

**Dining Area    10'1" by 6'11" (3m 7cm x 2m 11cm)**

Window to rear aspect, radiator, ceiling light, vinyl flooring, door to rear garden and under stairs storage cupboard.

**Kitchen    10'8" by 10'2" (3m 25cm x 3m 10cm)**

Having a range of wall and base units with worktop over, inset 1� bowl sink and drainer, space for washing machine, dishwasher, fridge/freezer, chest freezer and electric oven.   Window to rear aspect, ceiling light, vinyl flooring and under stairs storage cupboard.

**First Floor   **

Carpeted stairs leading to landing with doors to:

**Bedroom 1    12'4" by 11'11" (3m 76cm x 3m 63cm)**

Having window to front aspect, radiator, carpet, ceiling light and range of mirror fronted wardrobes.

**Bedroom 2    12'4" by 10'2" (3m 76cm x 3m 10cm)**

Window to front aspect, carpet, radiator and ceiling light.

**Bedroom 3    14'4" by 7'0" (4m 37cm x 2m 13cm)**

Two windows to rear aspect, radiator, coving, ceiling light, carpet and storage cupboard.  Currently used as office/hobby room.

**Bathroom    10'2" by 5'11" (3m 10cm x 1m 80cm)**

Containing a white three piece suite of WC, hand basin and panelled bath with Gainsborough Impulse 9.5kw electric shower over with folding panel door.  Radiator, coving, vinyl flooring and airing cupboard with immersion heater.

**Front Garden   **

With concreted parking area to provide off road parking for one vehicle with flower border to edge of property.

**Rear Garden   **

A real feature of this property with both formal and informal gardens with patio area accessed from the back door.  Also included in the sale are two timber garden sheds, aviary, rabbit & guinea pig runs, chicken house and the log cabin.  Outside tap situated near main pond.  There is an established grape vine growing over the smaller pond.  A range of established plants, shrubs and trees with lawned areas.

**Log Cabin   **

Stable door opening into the log cabin with working fuel burner, power and light connected.  Raised decking to front and side with balustrade railings. A childs or grown ups dream 'get away from it all'!

**Services   **

Mains water and electricity are connected.

Photo of the organic vegetable plot and chicken and duck run.

**Local Authority   **

East Lindsey District Council, Tedder Hall, Manby Park, Louth, Lincs., LN11 8UP.  Tel:  01507 601111

Photo showing the fish pond.

**Viewings   **

All our viewings are accompanied and strictly by appointment through Re/Max - Horncastle.

Photo showing the formal garden.

**Note   **

The agent has not tested any apparatus, fitting, fixture or service and so cannot verify that they are in working order.  Measurements are intended as a guideline only and should not be relied upon to purchase carpets or fittings.  Prospective purchasers should commission their own inspections or obtain verification from their solicitor or surveyor prior to exchange of contracts.

**Brochure   **

Compiled by Liz Marshall on 26th May, 2005.

## Property Photos

- ![Main Image](/listings/photos/7357751/258346) - Main Image
- ![Sitting Room](/listings/photos/7357751/258347) - Sitting Room
- ![Dining Area](/listings/photos/7357751/258349) - Dining Area
- ![Kitchen](/listings/photos/7357751/258352) - Kitchen
- ![Bedroom 1](/listings/photos/7357751/258353) - Bedroom 1
- ![Bedroom 2](/listings/photos/7357751/258356) - Bedroom 2
- ![Bedroom 3](/listings/photos/7357751/258358) - Bedroom 3
- ![Bathroom](/listings/photos/7357751/258359) - Bathroom
- ![Rear Garden](/listings/photos/7357751/258360) - Rear Garden
- ![Log Cabin](/listings/photos/7357751/258361) - Log Cabin
- ![Services](/listings/photos/7357751/258362) - Services
- ![Local Authority](/listings/photos/7357751/258363) - Local Authority
- ![Viewings](/listings/photos/7357751/258364) - Viewings

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DALE COTTAGE CHESTNUT AVENUE, BUCKNALL, WOODHALL SPA, EAST LINDSEY, LINCOLNSHIRE, LN10 5DU | £42,000 | 21/12/2000 | 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 |
|---------|-------|------|------|
| [Same street] WOODVIEW CHESTNUT AVENUE, BUCKNALL, WOODHALL SPA, EAST LINDSEY, LINCOLNSHIRE, LN10 5DU | £180,000 | 10/07/2023 | Semi-detached |

**Street average:** £180,000 (1 sale)

## Price vs local average

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

- **Local average:** £469,667 (3 Other, LN10, 2024–2026)
- **Deviation:** -74%

## 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):** £598/mo

## 1% Rule

- **Rent ratio:** 0.56% (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:** £1,356/m²

## Capital growth trend

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

- **5y growth:** 67.5%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.5%
- **5y growth (index):** 18.4%
- **10y growth (index):** 48.8%

## 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)

Main Image Sitting Room Dining Area Kitchen Bedroom 1 Bedroom 2 Bedroom 3 Bathroom Rear Garden Log Cabin Services Local Authority Viewings

/ 13

Property details

Floor area

90 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£42,000 Dec 2000

Price per m²

£1,356/m²

Local average

£469,667 (-74%)

Deprivation

Decile 5 (15,111 of 33,755)

Street crime

0 incidents within 1 mile (Mar 2026)

Key features

MID TERRACE
365 FOOT (sts) REAR GARDEN
THREE BEDROOMS
TWO RECEPTIONS
KITCHEN DINER

Description

THREE BEDROOM MID TERRACE PROPERTY BENEFITTING FROM A 365 FOOT REAR GARDEN (sts). SITUATED DOWN A NO-THROUGH ROAD WITH PADDOCKS TO REAR THIS HOME IS CLOSE TO WOODHALL SPA AND ENJOYS A PRIMARY SCHOOL WITHIN THE VILLAGE AND CATCHMENT AREA FOR HORNCASTLES GRAMMAR SCHOOL AND UPPER SCHOOL.

Agents Remarks

With a 365ft garden (sts) this property situated down a no-through road deserves an internal inspection to fully appreciate both the internal accommodation and garden areas. Bucknall, is located 6 miles from Woodhall Spa with it's acclaimed golf courses and itself boasts a primary school and is within the catchment area for Horncastle Grammar and Upper Schools.

Entrance

Via the uPVC front door with side panel and opening into the entrance hall/Dining Room.

Reception Hall 12'3" by 7'9" (3m 73cm x 2m 36cm)

Having radiator, BT point, dado rail, coving and ceiling light. Door to sitting room and doorway to stairs and kitchen.

Sitting Room 14'3" by 12'3" (4m 34cm x 3m 73cm)

Having window to front aspect, laminate floor, coving, ceiling light, tiled fireplace with wood surround containing solid fuel Parkray with back boiler for the central heating.

Kitchen Diner 20'9" by 10'2" (6m 32cm x 3m 10cm) maximum

Being at the back of the property with views down the garden.

Dining Area 10'1" by 6'11" (3m 7cm x 2m 11cm)

Window to rear aspect, radiator, ceiling light, vinyl flooring, door to rear garden and under stairs storage cupboard.

Kitchen 10'8" by 10'2" (3m 25cm x 3m 10cm)

Having a range of wall and base units with worktop over, inset 1� bowl sink and drainer, space for washing machine, dishwasher, fridge/freezer, chest freezer and electric oven. Window to rear aspect, ceiling light, vinyl flooring and under stairs storage cupboard.

First Floor

Carpeted stairs leading to landing with doors to:

Bedroom 1 12'4" by 11'11" (3m 76cm x 3m 63cm)

Having window to front aspect, radiator, carpet, ceiling light and range of mirror fronted wardrobes.

Bedroom 2 12'4" by 10'2" (3m 76cm x 3m 10cm)

Window to front aspect, carpet, radiator and ceiling light.

Bedroom 3 14'4" by 7'0" (4m 37cm x 2m 13cm)

Two windows to rear aspect, radiator, coving, ceiling light, carpet and storage cupboard. Currently used as office/hobby room.

Bathroom 10'2" by 5'11" (3m 10cm x 1m 80cm)

Containing a white three piece suite of WC, hand basin and panelled bath with Gainsborough Impulse 9.5kw electric shower over with folding panel door. Radiator, coving, vinyl flooring and airing cupboard with immersion heater.

Front Garden

With concreted parking area to provide off road parking for one vehicle with flower border to edge of property.

Rear Garden

A real feature of this property with both formal and informal gardens with patio area accessed from the back door. Also included in the sale are two timber garden sheds, aviary, rabbit & guinea pig runs, chicken house and the log cabin. Outside tap situated near main pond. There is an established grape vine growing over the smaller pond. A range of established plants, shrubs and trees with lawned areas.

Log Cabin

Stable door opening into the log cabin with working fuel burner, power and light connected. Raised decking to front and side with balustrade railings. A childs or grown ups dream 'get away from it all'!

Services

Mains water and electricity are connected.

Photo of the organic vegetable plot and chicken and duck run.

Local Authority

East Lindsey District Council, Tedder Hall, Manby Park, Louth, Lincs., LN11 8UP. Tel: 01507 601111

Photo showing the fish pond.

Viewings

All our viewings are accompanied and strictly by appointment through Re/Max - Horncastle.

Photo showing the formal garden.

Note

The agent has not tested any apparatus, fitting, fixture or service and so cannot verify that they are in working order. Measurements are intended as a guideline only and should not be relied upon to purchase carpets or fittings. Prospective purchasers should commission their own inspections or obtain verification from their solicitor or surveyor prior to exchange of contracts.

Brochure

Compiled by Liz Marshall on 26th May, 2005.

Listed by

Horncastle

Hunters Property Group Ltd

Reference: 7357751

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 24/03/2014

Current heating cost: £767/year

Potential heating cost: £412/year

Est. upgrade cost to C: £31,425

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	21/12/2000 (25 years ago)	£42,000	—

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
Same street WOODVIEW CHESTNUT AVENUE, BUCKNALL, WOODHALL SPA, EAST LINDSEY, LINCOLNSHIRE, LN10 5DU	£180,000	10/07/2023	Semi-detached

Street average: £180,000 (1 sale)

Capital growth trend

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

5y growth 67.5%

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

1y (index) 0.5%

5y (index) 18.4%

10y (index) 48.8%

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: £598/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LN10 5DU

Address

Poplar Road

Nearby

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

Type	Name	Distance
Bus stop	Foundry Road	0.1 miles
Shop	Unknown	2.5 miles
Shop	Lincolnshire Co-op	3.0 miles
Hospital	Horncastle War Memorial Hospital	5.7 miles
Train station	Metheringham	7.4 miles
Hospital	Lincoln County Hospital	11.2 miles
University	Lincoln Bishop University	12.0 miles

Street-level crime

Category	Count
Total incidents	0

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
Bucknall Primary School	Primary	0.3 miles	Good — 20 Dec 2012
Bardney Church of England and Methodist Primary School	Primary	2.8 miles	Good — 11 Feb 2013
St Andrew's CofE Primary School	Primary	3.8 miles	Good — 20 Nov 2023
St Hugh's School	Other	4.2 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.56%

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).