22 Pinchbeck Road, Spalding, PE11 1QD
About 22 Pinchbeck Road
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 (57 m² across 35 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 167.3% above the typical sold price in the postcode. Sold June 2024 for £475,000.
Know exactly what you're buying at 22 Pinchbeck Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms4
- Bathrooms3
- Dining roomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenSouth-facing
Building
- Period featuresYes
- RefurbishedYes
Energy performance
22 Pinchbeck Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Glazing upgraded to newer, more efficient type
Wall insulation improved
Roof insulation improved
Floor insulation added or improved
More low energy lighting installed
Planning history
Planning history at 22 Pinchbeck Road is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Feb 2025Tree WorksTreesIn report
Works to Trees in Spalding Conservation Area
Conservation Area- Documents
- 6 docs on file
- Reference
- H16-0067-25
- Aug 2021Tree WorksTreesIn report
Works to Trees in Spalding Conservation Area
- Documents
- 3 docs on file
- Reference
- H16-0786-21
We flagged 1 thing worth checking at 22 Pinchbeck Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Environmental risk flagged
30-day money-back guarantee
Sales history & valuation
Latest sale on 22 Pinchbeck Road was the highest on Land Registry record across the postcode.
£479,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.6% per year over 8 years.
£475,000
Growth on file: 10.6% per year over 8 years.
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: £195,000 (2025–2021).
Nearby sales in PE11 1QD
Everything we know about 22 Pinchbeck Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Environmental risk flagged
Versus other Pinchbeck Road homes
Price per m² for 22 Pinchbeck Road runs comfortably ahead of the street norm.
Price per m²
£2,610
Street avg £1,284
Floor Area
182 m²
Street avg 123 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
8.0 t/year
Street avg 6.0 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady 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.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.7dB