# 2 bedroom flat for sale (LN12 2AS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31, QUEENS PARK FLATS, QUEENS PARK CLOSE, MABLETHORPE, LINCOLNSHIRE LN12 2AS |
| Price | £147,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 73 m² |
| Last sold | £138,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 26/01/2035
- **Current heating cost:** £324/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0299-1203-0405-8301-2904)

## Description

Choice Properties are delighted to bring to the market this beautifully presented two bedroom apartment located on the second floor of the ever sought after Queens Park Close development. Offering fantastic views from the balcony over looking the beach, this property is additionally offered with no upper chain.

The well maintained accommodation benefits from a gas mains central heating system; new turn and tilt double glazed uPVC windows throughout and comprises:-

**Entrance Porch** - 0.86m x 1.50m (2'10" x 4'11") - With the front door leading into the entrance porch and the wall mounted consumer unit. Door to:

**Hallway** - 0.84m x 5.18m (2'09" x 17'00") - With a built in storage cupboard, the wall mounted thermostat and doors to:

**Kitchen** - 4.06m x 2.08m (13'04" x 6'10") - With a range of wall and base units with worktop over, one bowl stainless steel sink with drainer and mixer tap, space for a freestanding cooker, space for a freestanding fridge/freezer, space and plumbing for a washing machine, partly tiled walls and the kitchen also houses the wall mounted ‘Worcester’ combination boiler, supplying both the central heating and hot water systems.

**Reception Room** - 4.17m x 4.93m (13'08" x 16'02") - Light and airy reception room with a TV aerial, ample space for a dining table, telephone point and sliding patio doors on to the balcony.

**Balcony** - 1.14m x 2.24m (3'09" x 7'04") - Boasting the beautiful sea views.

**Bedroom 1** - 3.07m x 3.00m (10'01" x 9'10") - Double bedroom with a picturesque lake view.

**Bedroom 2** - 3.10m x 2.01m (10'02" x 6'07") - With a telephone point.

**Shower Room** - 3.10m x 1.65m (10'02" x 5'05") - Fitted with a three piece suite comprising of a large shower cubicle with sliding door and mains fed double shower head over, hand wash basin with mixer tap and WC with dual flush button, heated towel rail.

**Garage** - 2.54m x 5.18m (8'04" x 17'00") - With an up and over door; providing secure off road parking.

**Tenure** - Leasehold.

Remainder of a 999-year lease which started in 1988.

Management fee approx. £64.00 per month.

Please note that these flats can no longer be let out.

**Viewing Arrangements** - By appointment through Choice Properties on  .

**Opening Hours** - Monday to Friday 9.00 a.m to 5.00 p.m. 

Saturday 9.00 a.m. to 3.00 p.m.

**Making An Offer** - If you are interested in making an offer on this property please have a chat with us and we will be happy to start the negotiations for you. Under money laundering regulations we will ask you to provide us with formal photographic ID by way of either a passport or driving licence together with a current utility bill. If you are travelling from afar we would advise bringing this documentation with you just in case this home is perfect for you. We would also like to make you aware that we will require details of your estate agents, proof of funds should you be a cash buyer and solicitors details, as this helps us to start the transaction quickly for you.

**Council Tax Band** - Local Authority - East Lindsey District Council,

The Hub, 

Mareham Road,

Horncastle, 

Lincolnshire, 

LN9 6PH

Tel. No.  

Website:  

Council Tax Band - According to the Valuation Office Agency Website the property is currently in Council Tax Band A

Choice Properties have not tested any included apparatus, equipment, fixtures, fittings, central heating systems or services mentioned in these particulars and purchasers are advised to satisfy themselves as to their working order and condition. Buyers are strongly advised to obtain verification from their Solicitor or Surveyor regarding the working order and condition of all the items included. These particulars do not constitute, nor constitute any part of, an offer or contract. All statements contained in these particulars as to this property are made without responsibility on the part of Choice Properties or the vendors or lessors. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. All measurements have been taken as a guide to prospective buyers only, and are approximate. Any intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars The vendors do not make or give and neither Choice Properties nor any person in their employment has any authority to make or give any representation or warranty whatever in relation to this property.

## Property Photos

- ![Photo](/listings/photos/157153301/1237129)
- ![Balcony](/listings/photos/157153301/1237130) - Balcony
- ![Reception Room](/listings/photos/157153301/1237131) - Reception Room
- ![Hallway](/listings/photos/157153301/1237132) - Hallway
- ![Reception Room](/listings/photos/157153301/1237133) - Reception Room
- ![Reception Room](/listings/photos/157153301/1237134) - Reception Room
- ![Balcony](/listings/photos/157153301/1237135) - Balcony
- ![Kitchen](/listings/photos/157153301/1237136) - Kitchen
- ![Kitchen](/listings/photos/157153301/1237137) - Kitchen
- ![Kitchen](/listings/photos/157153301/1237138) - Kitchen
- ![Bedroom 1](/listings/photos/157153301/1237139) - Bedroom 1
- ![Bedroom 1](/listings/photos/157153301/1237140) - Bedroom 1
- ![Shower Room](/listings/photos/157153301/1237141) - Shower Room
- ![Shower Room](/listings/photos/157153301/1237142) - Shower Room
- ![Garage](/listings/photos/157153301/1237143) - Garage

## Floorplans

- ![Floorplan](/listings/photos/157153301/1237144) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/157153301/1237145) - EE Rating

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5598046
- **Address:** 31 Queens Park Flats, Queens Park Close, LN12 2AS
- **Certificate Issued:** 14/04/2008
- **Work Completed:** 31/03/2008
- **Items:** 1 door(s)

### FENSA Certificate #2055281
- **Address:** 31 Queens Park Flats, Queens Park Close, LN12 2AS
- **Certificate Issued:** 21/09/2004
- **Work Completed:** 30/08/2004
- **Items:** 5 window(s)

### FENSA Certificate #13412282
- **Address:** 31 Queens Park Flats, Queens Park Close, LN12 2AS
- **Certificate Issued:** 05/03/2019
- **Work Completed:** 31/01/2019
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| QUEENS PARK FLATS 31 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £138,000 | 18/12/2025 | Flat |
| QUEENS PARK FLATS 31 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £114,950 | 22/11/2018 | Flat |
| QUEENS PARK FLATS 31 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £103,250 | 18/04/2017 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 FLAT 3 SEACROFT ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2DU | £70,000 | 15/11/2023 | Flat |
| BARTON COURT 4 SEAHOLME ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AP | £92,500 | 22/11/2022 | Flat |
| [Same street] LAKE VIEW QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £295,000 | 07/11/2022 | Semi-detached |
| [Same street] RESTHAVEN QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £269,000 | 31/10/2022 | Detached |
| [Same street] QUEENS PARK FLATS 33 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £152,500 | 31/10/2022 | Flat |
| QUEENS PARK FLATS 68 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2XA | £150,000 | 30/09/2022 | Flat |
| LLOYD COURT 13 SEAHOLME ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2BU | £70,000 | 16/09/2022 | Flat |
| 41 FLAT 4 SEACROFT ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2DU | £60,321 | 17/08/2022 | Flat |
| QUEENS PARK FLATS 74 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2XA | £145,000 | 22/07/2022 | Flat |
| [Same street] THE RETREAT QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £213,000 | 08/07/2022 | Semi-detached |
| 41 FLAT 2 SEACROFT ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2DU | £60,321 | 04/07/2022 | Flat |
| 41 FLAT 3 SEACROFT ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2DU | £60,321 | 04/07/2022 | Flat |
| THE LAURELS 11 GEORGE STREET, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2BP | £80,000 | 13/06/2022 | Flat |
| BARTON COURT 1 SEAHOLME ROAD, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AP | £82,500 | 05/05/2022 | Flat |
| [Same street] BEACH VIEW QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £225,000 | 07/04/2022 | Detached |
| QUEENS PARK FLATS 52 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2XA | £130,000 | 11/02/2022 | Flat |
| [Same street] QUEENS PARK FLATS 29 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £138,000 | 26/10/2021 | Flat |
| [Same street] QUEENS PARK FLATS 6 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2AS | £160,000 | 28/09/2021 | Flat |
| QUEENS PARK FLATS 67 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2XA | £140,000 | 21/09/2021 | Flat |
| QUEENS PARK FLATS 78 QUEENS PARK CLOSE, MABLETHORPE, EAST LINDSEY, LINCOLNSHIRE, LN12 2XA | £158,000 | 20/09/2021 | Flat |

**Street average:** £207,500 (7 sales)
**Area average:** £99,920 (13 sales)

## Price vs local average

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

- **Local average:** £109,000 (2 Flat, LN12, 2024–2026)
- **Deviation:** +35.7%

## Rental Range

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

- **Low:** £625/mo
- **Realistic:** £694/mo
- **Optimistic:** £763/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £494/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 Bungalow, Millfield, LN12 | £825/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £825/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.8%

*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:** £2,027/m²

## Capital growth trend

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

- **5y growth:** 41.6%
- **10y growth:** 172.5%

## House Price Index (HM Land Registry)

*Official index for East Lindsey; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.3%
- **5y growth (index):** 3.7%
- **10y growth (index):** 26.3%

## 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)