45 WASHINGBOROUGH ROAD
LINCOLN, HEIGHINGTON, LINCOLNSHIRE LN4 1QW
£575,000
45 Washingborough Road (Heighington)-2 45 Washingborough Road (Heighington)-12 45 Washingborough Road (Heighington)-13 45 Washingborough Road (Heighington)-10 45 Washingborough Road (Heighington)-26 45 Washingborough Road (Heighington)-19 45 Washingborough Road (Heighington)-15 45 Washingborough Road (Heighington)-14 45 Washingborough Road (Heighington)-16 45 Washingborough Road (Heighington)-17 45 Washingborough Road (Heighington)-21 45 Washingborough Road (Heighington)-18 45 Washingborough Road (Heighington)-25 45 Washingborough Road (Heighington)-24 45 Washingborough Road (Heighington)-23 45 Washingborough Road (Heighington)-22 45 Washingborough Road (Heighington)-20 45 Washingborough Road (Heighington)-7 45 Washingborough Road (Heighington)-8 Map
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Property details
Tenure
FREEHOLD
Floor area
174 m²
Council tax band
D
EPC rating
C
Year built
England and Wales: 1930-1949
Last sold
£270,000 Jul 2018
Price per m²
£3,305/m²
Local average
£310,427 (+85.2%)
Deprivation
Decile 10 (30,879 of 33,755)
Street crime
20 incidents within 1 mile (Aug 2026)
Key features
- high-specification Detached home
- Bay Fronted Detached Home
- 4 Large Bedrooms
- Family Bathroom & En-Suite
- Open Plan Living
- Highly Sought After Village
- EPC Rating - C, Council Tax Band - D
Additional details
- Garden
- Yes
Description
The property will feature a spacious open-plan kitchen and dining area complete with a central island, ideal for entertaining. Bi-fold doors open out to the rear garden, creating a seamless flow between indoor and outdoor living. A walk-in pantry and a separate utility room provide practical touches for modern family life. The generous lounge offers a welcoming space to relax and unwind, finished to a high standard throughout.
Upstairs, there are four larger-than-average bedrooms, including a luxurious main bedroom with en-suite and all further bedrooms benefiting from ample space and natural light.
The home is finished with uPVC double glazing and gas central heating, ensuring comfort and efficiency. Located within easy reach of local shops, restaurants and cafés, Heighington is a popular village offering the best of both rural charm and everyday convenience.
Early viewing is highly recommended to fully appreciate the quality, space and location.
The home is finished with uPVC double glazing and gas central heating, ensuring comfort and efficiency. Located within easy reach of local shops, restaurants and cafés, Heighington is a popular village offering the best of both rural charm and everyday convenience.
Early viewing is highly recommended to fully appreciate the quality, space and location of this exceptional home.
Listed by
Lincoln
Pygott & Crone
Reference: 161832896
EPC Rating & Upgrade Cost
Current rating: C
Potential rating: C
Inspection date: 23/07/2025
Expiry date: 22/07/2035
Current heating cost: £1,516/year
Potential heating cost: £1,386/year
Est. upgrade cost to C: £16,500
Recommendations
- Floor insulation (suspended floor) (£5,000 - £10,000)
- Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Registered land (INSPIRE)
This location falls inside an HM Land Registry INSPIRE registered freehold polygon.
Plot: ~441 m² (0.11 acres)
Source: HM Land Registry INSPIRE Index Polygons.
Floorplans
45 Washingborough Road (Heighington) FP
EPC Graphs
EPC 1
FENSA Certificates
This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #6761240
Property Details
Street: 45 Washingborough Road
Town: Heighington
Postcode: LN4 1QW
Installation Details
Items: 2 windows
Certificate Issued: 17/08/2009
Work Completed: 21/02/2009
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
19% since 2018
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £575,000 | +79.7% |
| Sold | 07/07/2023 (3 years ago) | £320,000 | -61% |
| Sold | 23/05/2022 (4 years ago) | £820,000 | +203.7% |
| Sold | 06/07/2018 (8 years ago) | £270,000 | — |
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 |
|---|---|---|---|
| 5 MILLSTREAM ROAD, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1TY | £299,950 | 16/12/2025 | Detached |
| 18 TURNBERRY CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1TL | £200,000 | 05/12/2025 | Detached |
| 54 CANTERBURY DRIVE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1SX | £265,000 | 09/09/2025 | Detached |
| Same street 43 WASHINGBOROUGH ROAD, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QW | £500,000 | 29/01/2024 | Detached |
| 8 KENYON CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1GJ | £200,000 | 19/10/2023 | Detached |
| 76 WASHINGBOROUGH ROAD, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QR | £217,500 | 10/10/2023 | Detached |
| 21 KENYON CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1GJ | £259,950 | 01/09/2023 | Detached |
| 27 DANIEL CRESCENT, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QT | £215,000 | 26/05/2023 | Detached |
| 1 WENTWORTH CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1SU | £286,000 | 21/04/2023 | Detached |
| 10 TURNBERRY CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1TL | £200,000 | 16/12/2022 | Detached |
| 6 HIGH STREET, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1RG | £730,000 | 16/11/2022 | Detached |
| 1 EVE GARDENS, WASHINGBOROUGH, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QU | £230,000 | 17/10/2022 | Detached |
| 15 BARLEYFIELD CLOSE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1TX | £165,000 | 15/09/2022 | Detached |
| 58 CANTERBURY DRIVE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1SX | £300,000 | 09/09/2022 | Detached |
| 61 CANTERBURY DRIVE, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1SX | £295,000 | 15/08/2022 | Detached |
| 15 DANIEL CRESCENT, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QT | £244,000 | 08/08/2022 | Detached |
| 97 WASHINGBOROUGH ROAD, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QP | £296,000 | 08/07/2022 | Detached |
| 18 EVE GARDENS, WASHINGBOROUGH, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QU | £375,000 | 08/07/2022 | Detached |
| 22 STOYLES WAY, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1TW | £350,000 | 09/06/2022 | Detached |
| THE GRANARY HIGH STREET, HEIGHINGTON, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1RG | £600,000 | 05/04/2022 | Detached |
| 1 SANDRA CRESCENT, WASHINGBOROUGH, LINCOLN, NORTH KESTEVEN, LINCOLNSHIRE, LN4 1QZ | £261,000 | 01/04/2022 | Detached |
Street average: £500,000 (1 sale)
Area average: £299,470 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): North Kesteven. Series: Detached. As of July 2026.
Company ownership
Registered legal owner is a company.
Company: R&A LEE HOLDINGS LIMITED (14898152)
Rental Range
Estimated market rent for North Kesteven. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → North Kesteven.
LHA (30th percentile) floor for Lincoln: £922/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | 41 Washingborough Road | 0.0 miles |
| Bus stop | 24 Washingborough Road | 0.0 miles |
| Shop | Nicola's Hair and Nail Salon | 1.8 miles |
| Shop | Premier Convenience Store | 1.9 miles |
| Train station | Lincoln | 3.2 miles |
| University | Lincoln Bishop University | 3.5 miles |
| University | Joseph Banks Laboratories | 3.9 miles |
| Train station | Hykeham | 5.8 miles |
| Hospital | Welbourn Hall Nursing and Residential Home | 10.7 miles |
Street-level crime
| Category | Count |
|---|---|
| Anti-social behaviour | 6 |
| Violence and sexual offences | 6 |
| Criminal damage and arson | 3 |
| Shoplifting | 3 |
| Burglary | 2 |
| Total incidents | 20 |
Within 1 mile during Aug 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 |
|---|---|---|---|
| Heighington Millfield Primary Academy | Primary | 0.2 miles | Good — 13 Jul 2023 |
| Washingborough Academy | Primary | 0.6 miles | Good — 10 Jan 2018 |
| Branston Community Academy | Secondary | 1.2 miles | Requires improvement — 3 Jul 2022 |
| Branston Church of England Infant Academy | Primary | 1.4 miles | Outstanding — 12 Sep 2024 |
| Cherry Willingham Primary Academy | Primary | 1.5 miles | Good — 14 Nov 2023 |
Rental Comparables
Rental comparables data is not available for this property.
Rent-driven metrics
Based on Area rent estimate.
- 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).