Model valuation£417,0008 Busby Close
Local market context
12 The Crescent, Spalding, PE11 1AE
2 planning records
Estimated value
£109,000
- Since the 2008 sale (£90,000)+21%
- Against PE11 1AE's recent median (£220,000)-50%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Bedroom
1
Floor area
43 m²
463 sq ft
Energy rating
D
Score 64
Council tax
Band A
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£109,000
- Against its 2008 sale (£90,000)+21%
- Against PE11 1AE's recent median (£220,000)-50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 The Crescent is modelled from its 43 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 1AE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
43 m² from the EPC lodged in January 2023
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in PE11 1AE
5 sales, median £220,000 (2025–2009)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
9 December 2008Most recent
£90,000
Median price across the last 5 sales in PE11 1AE: £220,000 (2025–2009).
What this page doesn't show
1 potential issue has already been flagged for 12 The Crescent, Spalding, PE11 1AE. The detail, evidence and what to ask about it are in the Risks Report.
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 12 The Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 The Crescent is a one-bedroom mid-terrace house in Spalding (PE11 1AE). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (January 2023) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in April 2009 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency dropped from Very Good to Poor and lighting dropped from Good to Average. At 43 m² this is the 9th smallest of 18 units on EPC record in the building, where floor areas span 24–135 m². The building's EPC ratings span E to C across 18 units on file.
Held since December 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. 2 planning records sit against the property, 0 approved, 0 refused. Today's modelled estimate of £109,000 is 21.1% above the 2008 sale price. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms1
Building
- Central heatingYes
Before you decide
Everything you need to know about 12 The Crescent
The true value, the hidden risks and the full sale history, in one report.
Environmental risk flagged
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 4)
Jan 2023
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 12 January 2033
Property Improvements
Changes detected from historical EPC data
May 2009from Apr 2009
EPC improved fromF38toE51
Feb 2019from May 2009
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
InstantaneousImmersion
Hot water system changed
Low Energy Lighting
2%100%
More low energy lighting installed
Jan 2023from Feb 2019
EPC improved fromE39toD64
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
100%33%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 12 The Crescent, Spalding, PE11 1AE, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 12 The Crescent, Spalding, PE11 1AE
0decisions1extensions7documents3nearby
Flagged:Subdivision
- Feb 2009SubdivisionFullOutcome in report
Proposed conversion of house into 3 self-contained flats
- Documents
- 2 docs on file
- Reference
- H16-1286-08
- More recent applications — locked
- BasementApr 2013Decision
Unlock 12 The Crescent, Spalding, PE11 1AE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 2 applications on this property in full, plus 3 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other The Crescent homes
Four headline reads against 16 similar flats on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 12 The Crescent runs comfortably ahead of the street norm.
EPC Rating
64 (D)
Street avg 54 (E)
Floor Area
43 m²
Street avg 41 m²
CO₂ Emissions
2.4 t/year
Street avg 3.5 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Spalding district page.
Rail-style transport is unusually close for this postcode.
Crime
276/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Magistrates Court — bus stop.
Closest school
0.3 km
Spalding Grammar School. 10 schools nearby.
Nearest schools
- Spalding Grammar SchoolSecondary328m
- St Norbert's Catholic Voluntary AcademyPrimary577m
- Spalding High SchoolSecondary799m
- Spalding Parish Church of England Day SchoolPrimary885m
Nearest stops
- Magistrates CourtBus stop93m
- Council OfficesBus stop131m
- South Holland CentreBus stop209m
- Broad StreetBus stop227m
Most reported crime locally
- Violence & Sexual Offences1,599 reports39%
- Anti-social Behaviour970 reports23%
- Criminal Damage & Arson336 reports8%
- Shoplifting253 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around PE11 1AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
43.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£102k
1 Beechams Mews
PE11 1XH
1 bed1 bath
£111k
1 Abbey House, High Street
PE11 1UG
2 bed1 bath
£134k
1 Annette Close
PE11 1RU
2 bed1 bath
£203k
1 Austen Mews
PE11 1WQ
3 bed1 bath
£215k
1 Betjeman Close
PE11 1NZ
3 bed2 bath
£229k
1 Abbots Way
PE11 1JS
3 bed
£230k
1 Apeldoorn Gardens
PE11 1JT
3 bed1 bath
£250k
1 Ambleside Drive
PE11 1JU
3 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12 The Crescent is modelled from its 43 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 1AE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 12 The Crescent. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12 The Crescent was lodged in January 2023 at band D and is valid until January 2033. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 12 The Crescent. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from PE11 1AE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 The Crescent is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 The Crescent, Spalding, PE11 1AE. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE11 1AESold prices, values and energy ratings for the postcode
- PE 11 property marketPrices, postcodes, schools and transport across the district
- 12 The Crescent, Spalding valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales