2, Blacksmith Row, LN5 9JN
2 Blacksmith Row is a 63 m² / 678 sq ft semi-detached home in Waddington. It sold for £171,600 in April 2020. Indexed forward to today's value, that sale is roughly £222k. Recent local prices imply a broad valuation context of £149k to £189k based on its internal area. The Land Registry and EPC data was last updated 22 September 2026.
- Sale history
-
Date Paid price Annual growth After inflation Apr 2020 £171,600 na na Mar 2020 £176,500 * 1.7% -0.2% Sep 2008 £145,000 -8.2% -12.2% Jul 2007 £159,999 6.6% 4.3% Apr 2004 £130,000 21.3% 19.6% Apr 2001 £73,000 na na *This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.
- Internal area
- 63 square metres (678 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,723 per square metre (£253 per square foot) in Apr 2020. Indexed forward to today's value, this is roughly £3,524 per square metre (£327 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Apr 2020 £171,600 £2,724 £221,996 £3,524 Mar 2020 £176,500 £2,802 £225,537 £3,580 Sep 2008 £145,000 £2,302 £255,124 £4,050 Jul 2007 £159,999 £2,540 £257,718 £4,091 Apr 2004 £130,000 £2,063 £247,064 £3,922 Apr 2001 £73,000 £1,159 £310,778 £4,933 Calculated using the latest EPC internal area of 63 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £221,996. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Waddington are now selling for between £2,360 and £3,000 per square metre (£219 and £278 per square foot). Based on an internal area of 63 m², this implies a valuation between £149,000 and £189,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 2
- Type
- Semi-detached
- Council tax band
- B
- Plot size
- 125 square metres (1,345 square feet) - map showing freehold boundary lines
- Planning ref:
- December 2020 20/1571/PNH
- Type:
- Outline application - proposal prior to a full application, including assessments and scoping opinions.
- Status:
- Application approved
- Address:
- 2 Blacksmith Row Bassingham Lincoln Lincolnshire
- Description:
- Single storey rear extension 5.85m in length from the original wall, eaves height of 2.70m and maximum height of 3.30m
- Summary:
- 20 November 2019 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- End-Terrace House , has 3 habitable rooms. Estimated year built 1991 to 1995
- Area:
- 63 sqm (678 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 250 mm loft insulation. Heating: Boiler and radiators, electric.
2 Blacksmith Row is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £221,996.
- Based on an internal area of 63 m² and recent prices in Waddington, this implies a lower and upper quartile range from £149,000 to £189,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.