Model valuation£417,0008 Busby Close
Local market context
12 London Road, Spalding, PE11 2TA
4 sales on record2 planning records
Estimated value
£321,000
- Since the 2026 sale (£218,000)+47%
- Against PE11 2TA's recent median (£350,000)-8%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
8
From EPC
Floor area
210 m²
2260 sq ft
Energy rating
D
Score 67
Council tax
Band D
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
£321,000
- Against its 2026 sale (£218,000)+47%
- Against PE11 2TA's recent median (£350,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 London Road is modelled from its 210 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE11 2TA. 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
210 m² from the EPC lodged in July 2021
Sales of this home
4 sales recorded, the latest in 2026
Recent sales in PE11 2TA
5 sales, median £350,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
12 London Road has more than doubled in price since the earliest registered sale in 1995.
Sales timeline
27 February 2026Most recent
£218,000
+6.3%over 10 years30 March 2015
£205,000
+14.8%over 8 months24 July 2014
£178,500
+118.3%over 18 years17 August 1995
£81,750
Median price across the last 5 sales in PE11 2TA: £350,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 12 London Road, Spalding, PE11 2TA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 London Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 London Road is a mid-terrace house in Spalding (PE11 2TA). It has a recorded floor area of 210 m² (around 2260 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (July 2021) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in July 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 210 m² the property is well over the postcode median (66 m² across 18 EPCs), placing it in the larger end of the local stock. Most recent transfer was February 2026 at £218,000 — fresh data. 2 planning records sit against the property, 0 approved, 0 refused. Across 1995–2026, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £321,000 is 47.2% above the 2026 sale price.
Before you decide
Everything you need to know about 12 London Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
12 London Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jul 2021
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
7.6 t/year
Occupancy
Rented
Certificate validity
Valid until 8 July 2031
Property Improvements
Changes detected from historical EPC data
Jul 2021from Jul 2010
EPC improved fromE39toD67
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SingleSecondary
Single glazing replaced with double or better glazing
Low Energy Lighting
10%63%
More low energy lighting installed
Ventilation
MVHRNatural
Ventilation system changed
Planning history
Applications and permits filed against 12 London Road, Spalding, PE11 2TA, sourced from the PlanIt planning register.
2 applications on record at 12 London Road, Spalding, PE11 2TA
0decisions36documents12nearby
Flagged:HMO conversionChange of use
- Nov 2015HMOHeritageOutcome in report
Change of use from residential dwelling into 10 person HMO
- Documents
- 17 docs on file
- Reference
- H16-0244-15
- More recent applications — locked
- HMONov 2015Decision
Unlock 12 London Road, Spalding, PE11 2TA'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 12 notable nearby
- The 36 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 London Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 12 London Road lags the street by a wide margin.
Price per m²
£1,038
Street avg £2,030
Floor Area
210 m²
Street avg 199 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
7.6 t/year
Street avg 10.6 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
0.1 km
The Vista — bus stop.
Closest school
0.2 km
Spalding Grammar School. 10 schools nearby.
Nearest schools
- Spalding Grammar SchoolSecondary226m
- Spalding High SchoolSecondary580m
- Spalding Parish Church of England Day SchoolPrimary637m
- St Norbert's Catholic Voluntary AcademyPrimary809m
Nearest stops
- The VistaBus stop60m
- Vine StreetBus stop73m
- Chancery CourtBus stop111m
- Love LaneBus stop140m
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 2TA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
41.7dB
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-eraMid-Terrace HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, 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 12 London Road is modelled from its 210 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE11 2TA. 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 12 London 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 12 London Road was lodged in July 2021 at band D and is valid until July 2031. 2 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 London 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 10 schools and 30 stops listed are measured in a straight line from PE11 2TA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 London 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 12 London Road, Spalding, PE11 2TA. Each answer is also embedded as structured data for search engines.
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- Every home in PE11 2TASold prices, values and energy ratings for the postcode
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