8a, Spring Gardens, Spalding, PE11 2XL
About 8a
8a is a semi-detached house in Spalding (PE11 2XL). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to before 1900 and council tax band A. At 39 m² this is the 2nd smallest of 25 units on EPC record in the building, where floor areas span 36–262 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (March 2024) shows a C (score 71). When first surveyed in June 2014 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Average and window efficiency went from Poor to Average.
Across 2015–2023, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £124,000 is 38% below the 2023 sale of £200,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£476/sq ft) was about 434.3% above the typical sold price in the postcode. At 39 m² it sits well below the postcode median (90 m² across 24 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). Most recent transfer: February 2023 at £200,000.
Know exactly what you're buying at 8a
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
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Heating controls upgraded for better temperature management
Hot water system upgraded
Roof insulation improved
More low energy lighting installed
Hot water system changed
Windows upgraded, improving insulation
Wall insulation improved
Loft insulation upgraded to recommended levels
More low energy lighting installed
Heating system changed
Cavity wall insulation installed
Replaced storage heaters with gas boiler
Connected to mains gas supply
Hot water system upgraded
Loft insulation upgraded to recommended levels
Planning history
8a has no planning applications on record.
Notable planning nearby
12applications of note in the surrounding area
We flagged 2 things worth checking at 8a
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.
- Signs of HMO activity in the area
- Environmental risk flagged
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Sales history & valuation
£124,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.2% per year over 7 years.
£200,000
Growth on file: 9.2% per year over 7 years.
Sales timeline
27 February 2023Most recent
£200,000
+88.7%over 7 years4 December 2015
£106,000
Median price across the last 5 sales in PE11 2XL: £217,000 (2025–2023).
Nearby sales in PE11 2XL
Everything we know about 8a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Environmental risk flagged
Versus other Spring Gardens homes
Floor Area for 8a lags the street by a wide margin.
EPC Rating
71 (C)
Street avg 54 (E)
Floor Area
39 m²
Street avg 48 m²
CO₂ Emissions
1.7 t/year
Street avg 3.7 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
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
0.1 km
Council Offices — bus stop.
Closest school
0.2 km
Spalding Grammar School. 10 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
52.5dB
Night-time· 23:00 – 07:00
42.7dB