# 4 bedroom detached house for sale (LN3 4EH) ## Property Details | Key | Value | |-----|-------| | Address | 12 PLOUGH LANE, LINCOLN, REEPHAM, LINCOLNSHIRE LN3 4EH | | Price | £335,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 1967-1975 | | Floor area | 144 m² | | Last sold | £328,000 May 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** E - **Expiry date:** 23/07/2027 - **Current heating cost:** £1,876/year ### Recommendations - N (6,000) - X (1,500) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8513-7323-4410-5114-9922) ## Description **** **** A spacious four bedroomed detached family home situated on a generous corner plot in the popular village of Reepham and within a short walk to the village centre, bus stops and the outstanding Ofsted Rated Reepham Church of England Primary School. Internally the property offers living accommodation to briefly comprise of Entrance Hallway, Hallway, Study, Shower Room, Lounge, Dining Area, Conservatory, Kitchen and First Floor Landing leading to four Bedrooms and Family Bathroom. Outside there are lawned gardens to the front and a driveway providing off road parking and giving access to the Integral Double Garage. To the rear of the property there are generous sized gardens. Viewing of the property is highly recommended to appreciate the accommodation on offer.  **LOCATION** **** Located within the popular village of Reepham, north east of the historic Cathedral and University City of Lincoln. Together with the village of Cherry Willingham and Fiskerton there are many amenities available. There is also a regular bus service into Lincoln City Centre where all the usual facilities can be found.  **SERVICES** **** All mains services are available. The central heating is powered by an electric central heating boiler. Solar panels are installed with a feeding tariff.  **ENTRANCE** **HALLWAY** **** With uPVC double glazed external door to front elevation, solid oak flooring and double doors to the Hallway.  **HALLWAY** **** With solid oak flooring, radiator, stairs to the First Floor Landing, under stairs storage cupboard and doors leading to Study/Bedroom 5, Shower Room and Lounge.   **STUDY/BEDROOM** **5** **8' 0" x 7' 6" (2.44m x 2.29m)** With uPVC double glazed bay window to front elevation, solid oak flooring and radiator.  **SHOWER** **ROOM** **** With uPVC double glazed window to side elevation, solid oak flooring, heated towel rail and suite to comprise of low level WC, wash hand basin and walk-in shower cubicle.  **LOUNGE** **17' 4" x 12' 3" (5.28m x 3.73m)** With uPVC double glazed windows to front and side elevations, solid oak flooring, two radiators and opening into the Dining Area.  **DINING** **AREA** **12' 3" x 10' 5" (3.73m x 3.18m)** With solid oak flooring, radiator, opening to the Kitchen and uPVC double glazed door to the Conservatory.  **CONSERVATORY** **17' 0" x 14' 2" (5.18m x 4.32m)** With uPVC double glazed windows, door and bi-fold door to the rear garden, tiled flooring, power points, lighting and door to the Integral Double Garage.  **KITCHEN** **13' 9" x 10' 4" (4.19m x 3.15m)** With uPVC double glazed window to rear elevation, tiled flooring, fitted with a range of wall, base units and drawers with oak work surfaces over, integral appliances to include double oven, microwave, four ring ceramic hob with extractor fan over, fridge freezer and dishwasher, tiled flooring, breakfast bar, heated towel rail and spotlighting.  **FIRST** **FLOOR** **LANDING** **** With uPVC double glazed window to side elevation, solid oak flooring, access to roof void and doors leading to four Bedrooms and Bathroom.  **BEDROOM** **1** **15' 1" x 12' 0" (4.6m x 3.66m)** With uPVC double glazed window to front elevation, built-in wardrobe, solid oak flooring and radiator.  **BEDROOM** **2** **13' 6" x 12' 2" (4.11m x 3.71m)** With uPVC double glazed window to front elevation, built-in wardrobe and radiator.  **BEDROOM** **3** **12' 9" x 8' 9" (3.89m x 2.67m)** With uPVC double glazed window to front elevation, solid oak flooring, storage cupboard and radiator.  **BEDROOM** **4** **9' 9" x 7' 7" (2.97m x 2.31m)** With uPVC double glazed window to rear elevation, solid oak flooring and radiator.  **BATHROOM** **10' 6" x 7' 2" (3.2m x 2.18m)** With uPVC double glazed window to side elevation, tiled flooring, partly tiled walls, suite to comprise of low level WC, wash hand basin and bath, heated towel rail and airing cupboard housing the electric central heating boiler.  **OUTSIDE** **** To the front of the property there is a lawned garden with hedged surround and a driveway providing off road parking and giving access to the Integral Double Garage. There is a gate leading to the rear of the property where there are generous sized lawned gardens, block paved seating area, patio seating area, two garden ponds, attractive flower beds, vegetable plot, garden shed and greenhouse.  ## Property Photos - ![Photo](/listings/photos/102782033/1358490) - ![Photo](/listings/photos/102782033/1358491) - ![Photo](/listings/photos/102782033/1358492) - ![Photo](/listings/photos/102782033/1358493) - ![Photo](/listings/photos/102782033/1358494) - ![Photo](/listings/photos/102782033/1358495) - ![Photo](/listings/photos/102782033/1358496) - ![Photo](/listings/photos/102782033/1358497) - ![Photo](/listings/photos/102782033/1358498) - ![Photo](/listings/photos/102782033/1358499) - ![Photo](/listings/photos/102782033/1358500) - ![Photo](/listings/photos/102782033/1358501) - ![Photo](/listings/photos/102782033/1358502) - ![Photo](/listings/photos/102782033/1358503) - ![Photo](/listings/photos/102782033/1358504) - ![Photo](/listings/photos/102782033/1358505) - ![Photo](/listings/photos/102782033/1358506) - ![Photo](/listings/photos/102782033/1358507) - ![Photo](/listings/photos/102782033/1358508) - ![Photo](/listings/photos/102782033/1358509) - ![Photo](/listings/photos/102782033/1358510) - ![Photo](/listings/photos/102782033/1358511) ## Floorplans - ![Floorplan 1](/listings/photos/102782033/1358512) - Floorplan 1 - ![Floorplan 2](/listings/photos/102782033/1358513) - Floorplan 2 ## EPC Graphs - ![EPC Front Page](/listings/photos/102782033/1358514) - EPC Front Page ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #7845771 - **Address:** 12 Plough Lane, Reepham, LN3 4EH - **Certificate Issued:** 06/12/2010 - **Work Completed:** 08/11/2010 - **Items:** 13 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 PLOUGH LANE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EH | £328,000 | 24/05/2021 | 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 | |---------|-------|------|------| | 10 MELLOWS CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DT | £238,000 | 29/11/2024 | Detached | | 5 SMOOTING LANE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DL | £500,000 | 24/07/2024 | Detached | | 27 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EF | £295,000 | 02/11/2023 | Detached | | 4 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £675,000 | 17/03/2023 | Detached | | WALNUT LODGE, 28 CHURCH LANE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DQ | £750,000 | 17/11/2022 | Detached | | 11 STATION ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DN | £240,000 | 14/11/2022 | Detached | | 6 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EB | £256,000 | 01/09/2022 | Detached | | 2 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £825,000 | 10/08/2022 | Detached | | 28 STATION ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DN | £625,000 | 10/08/2022 | Detached | | 20 MELLOWS CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DT | £227,500 | 08/08/2022 | Detached | | 48 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EF | £260,000 | 27/07/2022 | Detached | | 10 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £725,000 | 22/07/2022 | Detached | | 24 HIGH STREET, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DP | £195,000 | 21/06/2022 | Detached | | 6 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £686,200 | 06/06/2022 | Detached | | LODORE, 37 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EF | £265,000 | 01/06/2022 | Detached | | 14 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £825,000 | 27/05/2022 | Detached | | 21 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EF | £242,500 | 28/04/2022 | Detached | | 26 MELLOWS CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4DT | £240,000 | 27/04/2022 | Detached | | 47 FISKERTON ROAD, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4EF | £630,000 | 27/04/2022 | Detached | | 8 WALNUT TREE CLOSE, REEPHAM, LINCOLN, WEST LINDSEY, LINCOLNSHIRE, LN3 4FU | £689,500 | 06/04/2022 | Detached | **Area average:** £469,485 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £344,870 (25 Detached, LN3, 2024–2026) - **Deviation:** -2.9% ## Rental Range *ONS Price Index of Private Rents (West Lindsey). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £655/mo - **Realistic:** £728/mo - **Optimistic:** £801/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 Semi-Detached House, Kennel Lane, LN3 | £1,595/mo | 4 | 0.76 miles | OpenRent | **Average rent: £1,595/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £199,375 - **Target investor price (1%):** £159,500 *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 £1,595/mo).* - **Gross yield:** 5.7% - **Cost-to-rent:** 17.5× - **Monthly cashflow:** £91/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.1% *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:** £2,326/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 39.7% - **10y growth:** 87% ## House Price Index (HM Land Registry) *Official index for West Lindsey; Detached series; as of April 2026.* - **1y growth (index):** 5.4% - **5y growth (index):** 13% - **10y growth (index):** 48.2% ## 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)