Rectory Street, Beckingham, Lincoln
East Midlands
£250,000
Listed on 13/10/2026
Listed on 13/10/2026
The listing
Property details
Bedrooms
4Type
TerracedArea
1421 sqftFeatures
- Garden
Description
This four-bedroom period cottage in Beckingham is believed to date from around 1706 and provides approximately 1,420 sq ft of accommodation. The house retains features including exposed beams, timber panelling, fireplaces and traditional floorboards, but requires substantial modernisation and refurbishment. Its layout includes two reception rooms, a breakfast kitchen, a ground-floor bathroom, a scullery and four bedrooms.
Outside, there is a front garden and an enclosed courtyard-style garden to the rear. A former stable barn of approximately 350 sq ft is also included. Its possible use as a studio, office, hobby room or ancillary accommodation would be subject to the necessary consents. The property is in Beckingham's Conservation Area, with access to Newark, the A1 and Lincoln.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
69out of 100
Grade CPotential opportunity
Confidence: MEDIUM
Rose Cottage offers a characterful period-home project, with traditional fireplaces, exposed beams and timber features providing a strong base for a sympathetic update. The asking price is £250,000, or about £176/sq ft against a local average of £221/sq ft, making it a notably cheaper entry point by this measure. The kitchen and bathroom are ready for modernisation, while the rear courtyard and former stable give scope to improve the outdoor space and explore another use for the outbuilding, subject to condition and any necessary consents.
The £35,000–£70,000 renovation range points to a meaningful programme of work; at its midpoint, the purchase plus renovation is £302,500, close to the implied current local average value, before fees and with no assumption about a renovated resale value. The main house roof and exterior appear broadly intact in the available views, but the former stable is visibly deteriorated and will need careful assessment. Overall, this is a promising project for someone drawn to period character and prepared to take on the restoration.
Key opportunities
- Acquire the 1,421 sq ft cottage at a notably lower asking price per square foot than the local average.
- Refresh the dated interiors while retaining and highlighting the reception rooms’ fireplaces, beams and timber features.
- Clear and improve the courtyard and assess the former stable’s potential for studio, office or other use, subject to condition and consents.
Key risks
- The former stable has deteriorated internal finishes and exposed roof structure; its condition and repair requirements need careful investigation.
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Finance
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£944
Based on a loan of £187,500 over 30 years at 4.45% interest
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