# 3 bedroom semi-detached house for sale (DN35 8PA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 91A, HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE DN35 8PA |
| Price | £245,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Floor area | 83 m² |
| Last sold | £186,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Current heating cost:** £494/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/5600-8492-0532-6023-3173)

## Description

A three bedroom semi detached home forming part of this popular residential development on Highgate. Built in a traditional style with an attractive bay fronted design, the property offers well planned, modern living throughout.

Immaculately presented, the accommodation includes an entrance hall, cloakroom/WC, lounge featuring a bespoke media wall, and a spacious open plan kitchen diner with French doors opening onto the garden. To the first floor are two double bedrooms, a versatile third bedroom/study, and a modern shower room. 

Outside, the property enjoys a south east facing rear garden, designed for low maintenance with an artificial lawn and paved patio area. The former garage has been converted to provide a useful front store and a rear garden bar, offering sociable or flexible space. A block paved driveway to the front provides ample off road parking. 

An excellent first time purchase or family home, conveniently located for schools, and short walking distance of the seafront and town centre.

**Entrance Hall** - 4.35 x 1.98 (14'3" x 6'5") - With a side aspect window, and ceramic tiled floor. Staircase leading to the first floor with modern glass balustrade.

**Cloakroom/Wc** - 1.66 x 0.85 (5'5" x 2'9") - Fitted with a vanity unit and WC.

**Lounge** - 5.38 x 2.86 (17'7" x 9'4") - A bay fronted lounge, with feature media wall incorporating an electric fire.

**Kitchen Diner** - 5.00 x 3.38 (16'4" x 11'1") - Fitted with a range of sage green units, and integral appliances including an oven/microwave, gas hob with extractor over, wine cooler, fridge/freezer and dishwasher. Unit housing the 'Ideal' gas central heating boiler. Continued ceramic tiled floor. Rear aspect window, and French doors opening onto the garden.

**First Floor Landing** - With a side aspect window.

**Bedroom 1** - 5.20 x 2.87 (17'0" x 9'4") - With a bay window to front aspect.

**Bedroom 2** - 3.36 x 2.71 (11'0" x 8'10") - A second double bedroom, to rear aspect.

**Bedroom 3** - 2.60 x 2.17 (8'6" x 7'1") - To front aspect, currently used as a home office/study.

**Shower Room** - 2.59 x 1.98 (8'5" x 6'5") - Fitted with a large walk-in shower, vanity unit, and WC. Heated towel rail, and useful built-in storage cupboard.

**Tenure** - Freehold

**Council Tax Band** - C

## Property Photos

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## Floorplans

- ![91a Highgate, Cleethorpes - Floorplan.jpg](/listings/photos/87664656/242153) - 91a Highgate, Cleethorpes - Floorplan.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 91A HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £186,000 | 31/05/2024 | Semi-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 |
|---------|-------|------|------|
| 154 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PB | £176,000 | 26/01/2026 | Semi-detached |
| 41 WENDOVER RISE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TR | £149,250 | 05/01/2026 | Semi-detached |
| [Same street] 113 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £172,000 | 17/07/2024 | Semi-detached |
| 20 PARKER STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TL | £180,000 | 20/09/2023 | Semi-detached |
| 52 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8NT | £125,000 | 06/09/2023 | Semi-detached |
| 33 HEY STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TG | £167,000 | 02/08/2023 | Semi-detached |
| 8 PINE WALK, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8BP | £197,500 | 07/07/2023 | Semi-detached |
| 83 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8NS | £215,000 | 03/07/2023 | Semi-detached |
| 5 ACACIA TERRACE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8BA | £175,000 | 28/06/2023 | Semi-detached |
| [Same street] 115 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £165,000 | 23/06/2023 | Semi-detached |
| [Same street] 93E HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £225,000 | 28/02/2023 | Semi-detached |
| 39 LINDSEY ROAD, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TN | £230,000 | 18/01/2023 | Semi-detached |
| 1 WOODSLEY AVENUE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TY | £185,000 | 24/11/2022 | Semi-detached |
| 62 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8NT | £130,000 | 21/11/2022 | Semi-detached |
| 120 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8NU | £162,500 | 31/10/2022 | Semi-detached |
| 40 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8NT | £123,500 | 07/10/2022 | Semi-detached |
| [Same street] 93B HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £220,000 | 09/09/2022 | Semi-detached |
| [Same street] 93A HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £220,000 | 25/08/2022 | Semi-detached |
| [Same street] 91C HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £225,000 | 29/07/2022 | Semi-detached |
| 6 PARKER STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TL | £200,000 | 29/07/2022 | Semi-detached |
| [Same street] 91D HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £227,500 | 29/06/2022 | Semi-detached |
| 42 RICHMOND ROAD, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PE | £110,000 | 24/06/2022 | Semi-detached |
| 10 SHERBURN STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TQ | £190,000 | 05/05/2022 | Semi-detached |
| 50 PARKER STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TH | £127,500 | 31/01/2022 | Semi-detached |
| 31 PARKER STREET, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8TH | £235,000 | 10/01/2022 | Semi-detached |
| 26 PINE WALK, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8BP | £198,000 | 29/10/2021 | Semi-detached |
| 10 PINE WALK, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8BP | £184,000 | 21/10/2021 | Semi-detached |
| [Same street] 109 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £177,500 | 10/09/2021 | Semi-detached |
| [Same street] 121 HIGHGATE, CLEETHORPES, NORTH EAST LINCOLNSHIRE, DN35 8PA | £215,000 | 04/08/2021 | Semi-detached |

**Street average:** £205,222 (9 sales)
**Area average:** £173,013 (20 sales)

## Price vs local average

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

- **Local average:** £201,994 (44 Semi-detached, DN35, 2024–2026)
- **Deviation:** +21.3%

## Rental Range

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

- **Low:** £555/mo
- **Realistic:** £617/mo
- **Optimistic:** £679/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £520/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Edward Street, DN35 | £2,100/mo | 3 | 0.13 miles | OpenRent |
| 3 Bed Terraced House, Mill Road, DN35 | £750/mo | 3 | 0.19 miles | OpenRent |

**Average rent: £1,425/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.3×
- **Monthly cashflow:** £293/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.9%

*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:** £2,952/m²

## Capital growth trend

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

- **5y growth:** 44.5%
- **10y growth:** 31%

## House Price Index (HM Land Registry)

*Official index for North East Lincolnshire; Semi-detached series; as of February 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 20.9%
- **10y growth (index):** 48.1%

## 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)