Model valuation£417,0008 Busby Close
Local market context
22 Pinchbeck Road, Spalding, PE11 1QD
3 sales on record2 planning records
Estimated value
£466,000
- Since the 2024 sale (£475,000)-2%
- Against PE11 1QD's recent median (£127,500)+265%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
182 m²
1959 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Owner Occupied
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
£466,000
- Against its 2024 sale (£475,000)-2%
- Against PE11 1QD's recent median (£127,500)+265%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Pinchbeck Road is modelled from its 182 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE11 1QD. 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
182 m² from the EPC lodged in January 2024
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in PE11 1QD
5 sales, median £127,500 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 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.
Latest sale on 22 Pinchbeck Road was the highest on Land Registry record across the postcode.
Sales timeline
20 June 2024Most recent
£475,000
+102.1%over 3 years17 June 2021
£235,000
+13.5%over 5 years30 March 2016
£207,000
Median price across the last 5 sales in PE11 1QD: £127,500 (2025–2021).
Nearby sales in PE11 1QD
What this page doesn't show
1 potential issue has already been flagged for 22 Pinchbeck Road, Spalding, PE11 1QD. 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
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About 22 Pinchbeck Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Pinchbeck Road is a four-bedroom detached house in Spalding (PE11 1QD). It has a recorded floor area of 182 m² (around 1959 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (January 2024) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2015 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to C (score 77). Period features are noted in the property record.
At 182 m² the property is well over the postcode median (61 m² across 36 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. Across 2016–2024, sale prices on this property compounded at 10.6% per year. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 178.7% above the typical sold price in the postcode. Sold June 2024 for £475,000.
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
- Bedrooms4
- Bathrooms3
- Dining roomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenSouth-facing
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 22 Pinchbeck Road
The true value, the hidden risks and the full sale history, in one report.
Environmental risk flagged
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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.
22 Pinchbeck Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Jan 2024
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 January 2034
Property Improvements
Changes detected from historical EPC data
Jun 2016from Feb 2015
EPC improved fromF37toE40
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Jan 2024from Jun 2016
EPC improved fromE40toD61
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Glazing
DoubleModern Double
Glazing upgraded to newer, more efficient type
Walls
Very PoorPoor
Wall insulation improved
Roof
GoodVery Good
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Pinchbeck Road, Spalding, PE11 1QD, sourced from the PlanIt planning register.
Planning history at 22 Pinchbeck Road is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 22 Pinchbeck Road, Spalding, PE11 1QD
0decisions9documents3nearby
Flagged:Conservation area
- Aug 2021Tree WorksTreesOutcome in report
Works to Trees in Spalding Conservation Area
- Documents
- 3 docs on file
- Reference
- H16-0786-21
- More recent applications — locked
- Tree WorksFeb 2025Decision
Unlock 22 Pinchbeck Road, Spalding, PE11 1QD'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 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pinchbeck Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 22 Pinchbeck Road runs comfortably ahead of the street norm.
Price per m²
£2,610
Street avg £1,313
Floor Area
182 m²
Street avg 124 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
8.0 t/year
Street avg 6.0 t/year
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
0.2 km
Kings Road — bus stop.
Closest school
0.7 km
St Norbert's Catholic Voluntary Academy. 11 schools nearby.
Nearest schools
- St Norbert's Catholic Voluntary AcademyPrimary657m
- Spalding Grammar SchoolSecondary727m
- Spalding Primary AcademyPrimary933m
- Spalding High SchoolSecondary954m
Nearest stops
- Kings RoadBus stop158m
- Bus StationBus station172m
- Broad StreetBus stop178m
- Holland RoadBus stop360m
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 1QD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.7dB
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-eraDetached HouseEPC 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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 22 Pinchbeck Road is modelled from its 182 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE11 1QD. 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. 3 sales are recorded for 22 Pinchbeck Road. 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 22 Pinchbeck Road was lodged in January 2024 at band D and is valid until January 2034. 3 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 22 Pinchbeck Road. 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 11 schools and 30 stops listed are measured in a straight line from PE11 1QD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Pinchbeck Road is in council tax band D. 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 22 Pinchbeck Road, Spalding, PE11 1QD. Each answer is also embedded as structured data for search engines.
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- Every home in PE11 1QDSold prices, values and energy ratings for the postcode
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