Model valuation£417,0008 Busby Close
Local market context
28 Pinchbeck Road, Spalding, PE11 1QD
4 sales on record4 planning records
Estimated value
£374,000
- Since the 2021 sale (£380,000)-2%
- Against PE11 1QD's recent median (£127,500)+193%
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
Semi-detached
Bedrooms
6
Floor area
216 m²
2325 sq ft
Energy rating
D
Score 55
Council tax
Band C
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
£374,000
- Against its 2021 sale (£380,000)-2%
- Against PE11 1QD's recent median (£127,500)+193%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Pinchbeck Road is modelled from its 216 m² EPC floor area, its 4 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
216 m² from the EPC lodged in February 2015
Sales of this home
4 sales recorded, the latest in 2021
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 4 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.
Price for 28 Pinchbeck Road has grown more than fourfold since the 1997 starting point.
Sales timeline
7 October 2021Most recent
£380,000
+40.7%over 5 years2 December 2015
£270,000
+107.7%over 16 years7 October 1999
£130,000
+116.7%over 2 years24 January 1997
£60,000
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 28 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 28 Pinchbeck Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Pinchbeck Road is a six-bedroom semi-detached house in Spalding (PE11 1QD). It has a recorded floor area of 216 m² (around 2325 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (February 2015) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from February 2015, so improvements made since then won't be reflected. Period features are noted in the property record.
At 216 m² the property is well over the postcode median (61 m² across 36 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 4 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. Most recent transfer: October 2021 at £380,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1997–2021, sale prices on this property compounded at 7.8% per year. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 74.1% above the typical sold price in the postcode.
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
- Bedrooms6
Outside
- Private gardenYes
- ParkingOff street
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 28 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.
28 Pinchbeck Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2025
Current Certificate
Feb 2015EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 February 2025
Planning history
Applications and permits filed against 28 Pinchbeck Road, Spalding, PE11 1QD, sourced from the PlanIt planning register.
Planning history at 28 Pinchbeck Road is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
4 applications on record at 28 Pinchbeck Road, Spalding, PE11 1QD
0decisions16documents3nearby
Flagged:Conservation area
- Dec 2021Tree WorksTreesOutcome in report
Works to Trees in Spalding Conservation Area
- Documents
- 3 docs on file
- Reference
- H16-1153-21
- More recent applications — locked
- Tree WorksMay 2024Decision
- Tree WorksAug 2023Decision
+ 1 more application in the report
Unlock 28 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 4 applications on this property in full, plus 3 notable nearby
- The 16 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.
28 Pinchbeck Road outperforms the street on floor area by a wide margin.
Price per m²
£1,759
Street avg £1,374
Floor Area
216 m²
Street avg 122 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
11.0 t/year
Street avg 5.8 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-eraSemi-Detached 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 £955 · 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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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 28 Pinchbeck Road is modelled from its 216 m² EPC floor area, its 4 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. 4 sales are recorded for 28 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 28 Pinchbeck Road was lodged in February 2015 at band D and expired in February 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 28 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
- 28 Pinchbeck Road is in council tax band C. 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 28 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
- PE 11 property marketPrices, postcodes, schools and transport across the district
- 28 Pinchbeck Road, 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