# 3 bedroom semi-detached house for sale (NG31 7PL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 HILLINGFORD WAY, GRANTHAM, LINCOLNSHIRE NG31 7PL |
| Price | £160,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £175,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/09/2029
- **Current heating cost:** £440/year

### Recommendations
- W2 (6,000)
- E (35)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0598-5967-7290-1241-7944)

## Description

**SUMMARY**

*GUIDE PRICE £160,000 - £170,000* - Ideal First Time Buyer or Investor property in a good location, close to local amenities and the town centre. This semi-detached house offers a good sized lounge, conservatory, and three beds. Possible rental income of approx £900 - £1000 Pmth condition dependent.

**DESCRIPTION**

William H Brown are pleased to bring to the market this semi-detached house in a popular area of Grantham. Close to local amenities which include a convenience store, primary and secondary school and fish & chip shop. Great family home, well presented throughout, benefitting from a good sized lounge, kitchen diner, conservatory, three bedrooms and family bathroom, externally offering a block paved frontage with access to a garage. There is also a possible rental return from this property of approximately ££900 - £1,000 P mth dependent on condition.

A short walk takes you into the market town of Grantham having a good range of shops, restaurants, pubs, sport facilities including the Mere's Leisure Centre and Football Stadium, a cinema, recreational parks, primary and secondary schools, and busy train station on the main line, perfect for commuting. Good access to the A1 and A52 is also close by and some local places of interest include the National Trust Belton House, Belvoir Castle and Rutland Water.

**Entrance Hall** 

Entering the property to the front through a part glazed door into the entrance hall with wood effect laminate flooring, window to the front aspect, radiator, staircase to the first floor landing and door leading into the lounge.

**Lounge** 16' 5" x 12' 4" ( 5.00m x 3.76m )

With a window to the front aspect, wood effect laminate flooring, radiator, feature fireplace with white surround, black hearth and electric fire, and door giving access into the kitchen diner.

**Kitchen Diner** 15' 5" x 8' 7" ( 4.70m x 2.62m )

With a window to the rear aspect and having a range of white units to both the floor and eye level with wood effect worktops over, stainless steel sink, drainer and mixer tap.  Freestanding cooker with extractor hood above. Wood effect laminate flooring, pantry, radiator, breakfast bar, wall mounted boiler, and glazed panel with door leading into the conservatory.

**Conservatory** 8' 9" x 8' 2" ( 2.67m x 2.49m )

With glass panels and windows to all aspects, tile effect flooring, and door leading out to the rear garden.

**First Floor Landing** 

Having a storage cupboard, carpet, window to the side aspect and hatch access to the loft.

**Bedroom One** 9' 11" x 8' 9" ( 3.02m x 2.67m )

With a window to the rear aspect, carpet, radiator and two storage cupboards.

**Bedroom Two** 13' 3" x 8' 8" ( 4.04m x 2.64m )

With a window to the front aspect, carpet, radiator, and built in storage cupboard.

**Bedroom Three** 9' 9" x 6' 5" ( 2.97m x 1.96m )

With a window to the front aspect, carpet and a radiator.

**Family Bathroom** 6' 5" x 5' 5" ( 1.96m x 1.65m )

With a window to the rear aspect and comprising of a bath with shower over, wash hand basin, low level WC, tiling to the walls, vinyl flooring, and a radiator.

**General Description Outside** 

Approaching the property to the front there is a block paved frontage with access to a single garage. Gated access to the rear of the garden. 

The rear garden features a paved patio area, great for outside dining and entertaining, lawn, gravel border enclosed by fencing. 

Single garage - Up and over door, power and lighting.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/169744040/1358420)
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## Floorplans

- ![Floorplan 1](/listings/photos/169744040/1358438) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/169744040/1358439) - EPC

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9147130
- **Address:** 31 Hillingford Way, GRANTHAM, NG31 7PL
- **Certificate Issued:** 22/10/2012
- **Work Completed:** 05/10/2012
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PL | £175,000 | 06/03/2026 | Semi-detached |
| 31 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PL | £31,000 | 24/05/1999 | 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 |
|---------|-------|------|------|
| 183 DYSART ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7DX | £167,500 | 21/02/2025 | Semi-detached |
| 96 GOODLIFF ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7QB | £200,000 | 31/01/2025 | Semi-detached |
| 20 FOSTON ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PE | £190,000 | 11/08/2023 | Semi-detached |
| 32 THE DRIVE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PS | £150,000 | 20/12/2022 | Semi-detached |
| 6 WEST AVENUE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PT | £160,000 | 02/12/2022 | Semi-detached |
| 42 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PJ | £165,000 | 30/11/2022 | Semi-detached |
| 92 EAST AVENUE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7QA | £190,000 | 25/11/2022 | Semi-detached |
| 23 GOODLIFF ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PG | £160,000 | 18/11/2022 | Semi-detached |
| 86 DERWENT ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PD | £210,000 | 25/08/2022 | Semi-detached |
| 89 GOODLIFF ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PG | £152,000 | 23/06/2022 | Semi-detached |
| 62 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PJ | £145,000 | 10/06/2022 | Semi-detached |
| 11 HODDER CLOSE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PA | £175,000 | 19/05/2022 | Semi-detached |
| 6 WEST AVENUE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PT | £100,000 | 15/05/2022 | Semi-detached |
| [Same street] 29 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PL | £173,000 | 13/05/2022 | Semi-detached |
| 170 DYSART ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7DZ | £154,500 | 04/03/2022 | Semi-detached |
| 138 DYSART ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7DU | £160,000 | 18/02/2022 | Semi-detached |
| 143 DYSART ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7DL | £175,000 | 04/02/2022 | Semi-detached |
| 3 WARMINGTON AVENUE, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7NU | £224,500 | 01/02/2022 | Semi-detached |
| 56 DERWENT ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PD | £125,000 | 10/12/2021 | Semi-detached |
| 6 FOSTON ROAD, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PE | £170,000 | 20/10/2021 | Semi-detached |
| 34 HILLINGFORD WAY, GRANTHAM, SOUTH KESTEVEN, LINCOLNSHIRE, NG31 7PJ | £153,000 | 15/10/2021 | Semi-detached |

**Street average:** £173,000 (1 sale)
**Area average:** £166,325 (20 sales)

## Price vs local average

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

- **Local average:** £214,364 (61 Semi-detached, NG31, 2024–2026)
- **Deviation:** -25.4%

## Rental Range

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

- **Low:** £754/mo
- **Realistic:** £838/mo
- **Optimistic:** £922/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £653/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, Alexandra Road, NG31 | £900/mo | 3 | 0.43 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.8×
- **Monthly cashflow:** £155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** £2,192/m²

## Capital growth trend

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

- **5y growth:** 9.9%
- **10y growth:** 51.5%

## House Price Index (HM Land Registry)

*Official index for South Kesteven; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.6%
- **5y growth (index):** 16.9%
- **10y growth (index):** 50.4%

## 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)