# 5 bedroom detached house for sale (DN41 7NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9A THE AVENUE, HEALING, GRIMSBY DN41 7NA |
| Price | £500,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | E |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 223 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 31/07/2035
- **Current heating cost:** £1,910/year
- **Est. upgrade cost to C:** £19,073

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- E (£1,050 - £1,225)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2172-6838-9120-8579-5650)

## Description

Set back from the road behind a gated driveway, this generously extended property occupies a private position along The Avenue, one of Healing’s most prestigious addresses.

Set back from the road behind a gated driveway, this generously extended property occupies a private position along The Avenue — one of Healing’s most prestigious addresses. Offering exceptional flexible accommodation across two floors, ideal for a family requiring space to cater for individual reception rooms or to embrace multi-generational living there is easily scope to creat an annexe.

Step Inside

A welcoming entrance hall provides access to two front-facing rooms, perfect for use as additional bedrooms, a home office, or snug. A third ground floor bedroom is found further along the hall, complemented by two inviting reception rooms — a sitting room overlooking the garden through a large picture window, and a light-filled garden room with triple-aspect glazing and French doors to the rear terrace.

The open-plan breakfast room and kitchen features a range of solid wood units and offers direct access to the garden via French doors. Adjoining this area is a practical utility/boot room with a less formal entrance — ideal for daily use — which leads to a large family shower room, a separate WC, and a well-proportioned principal bedroom. The principal bedroom also benefits from a walk-in wardrobe and jack-and-jill access to the shower room. This wing of the house, with its independent access, offers excellent potential for a self-contained annexe.

To the first floor, a formal sitting room enjoys dual-aspect windows and a central stone fireplace, creating a welcoming and elevated retreat. Two further double bedrooms and a stylish family bathroom complete the accommodation.

Step Outside

Set well back from the road behind a gated block-paved driveway, the property enjoys an excellent degree of privacy. The double garage includes a recessed workshop area, and the grounds feature mature gardens to the front and side, home to established trees, shrubs, and borders typical of the area. This tranquil setting is ideally suited to families and those who appreciate outdoor space in a well-regarded village location.

## Property Photos

- ![Picture No. 45](/listings/photos/165570755/2681793) - Picture No. 45
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- ![Picture No. 01](/listings/photos/165570755/2681818) - Picture No. 01
- ![Picture No. 46](/listings/photos/165570755/2681820) - Picture No. 46
- ![Picture No. 03](/listings/photos/165570755/2681822) - Picture No. 03

## Floorplans

- ![Floorplan](/listings/photos/165570755/2681824) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165570755/2681826) - EPC Rating Graph

## 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] 1 THE AVENUE, HEALING, GRIMSBY, NORTH EAST LINCOLNSHIRE, DN41 7NA | £625,000 | 18/11/2025 | Detached |
| 6 THE AVENUE, HEALING, GRIMSBY, NORTH EAST LINCOLNSHIRE, DN41 7NG | £915,000 | 04/09/2025 | Detached |
| CLAREMONT ROOKERY ROAD, HEALING, GRIMSBY, NORTH EAST LINCOLNSHIRE, DN41 7PR | £167,000 | 12/08/2022 | Detached |
| [Same street] 23 THE AVENUE, HEALING, GRIMSBY, NORTH EAST LINCOLNSHIRE, DN41 7NA | £475,000 | 11/08/2022 | Semi-detached |
| 18A RADCLIFFE ROAD, HEALING, GRIMSBY, NORTH EAST LINCOLNSHIRE, DN41 7NH | £570,000 | 29/11/2021 | Detached |

**Street average:** £550,000 (2 sales)
**Area average:** £550,667 (3 sales)

## Price vs local average

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

- **Local average:** £331,727 (15 Detached, DN41, 2024–2026)
- **Deviation:** +50.7%

## Rental Range

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

- **Low:** £586/mo
- **Realistic:** £651/mo
- **Optimistic:** £716/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £718/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 |
|------|------|------|------|------|
| [Shire Edge, Stallingborough, DN41](http://87.117.209.195:8080/listings/92880c9) | £2,400/mo | — | 1.07 miles | Rightmove |

**Average rent: £2,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** £2,242/m²

## Capital growth trend

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

- **5y growth:** 32.4%
- **10y growth:** 82.4%

## House Price Index (HM Land Registry)

*Official index for North East Lincolnshire; Detached series; as of July 2026.*

- **1y growth (index):** 6%
- **5y growth (index):** 11.1%
- **10y growth (index):** 35%

## 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)