Model valuation£417,0008 Busby Close
Local market context
8a, Spring Gardens, Spalding, PE11 2XL
Estimated value
£124,000
- Against PE11 2XL's recent median (£217,000)-43%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Habitable rooms
3
From EPC
Floor area
39 m²
420 sq ft
Energy rating
C
Score 71
Council tax
Band A
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
£124,000
- Against PE11 2XL's recent median (£217,000)-43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8a is modelled from its 39 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE11 2XL. 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
39 m² from the EPC lodged in March 2024
Sales of this home
No sale recorded since 1995
Recent sales in PE11 2XL
5 sales, median £217,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
8a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in PE11 2XL: £217,000 (2025–2023).
Nearby sales in PE11 2XL
What this page doesn't show
2 potential issues have already been flagged for 8a, Spring Gardens, Spalding, PE11 2XL. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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
One time fee only - money back guarantee
About 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
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 75% of similar EPCs).
Before you decide
Everything you need to know about 8a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaEnvironmental risk flagged
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Current Certificate(1 of 5)
Mar 2024
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Rented
Certificate validity
Valid until 20 March 2034
Property Improvements
Changes detected from historical EPC data
Jun 2014from Jun 2014
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
33%67%
More low energy lighting installed
Oct 2022from Jun 2014
EPC improved fromF33toE40
Hot Water
Main SystemInstantaneous
Hot water system changed
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorGood
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
67%100%
More low energy lighting installed
Feb 2023from Oct 2022
EPC improved fromE40toD64
Heating System
Gas BoilerStorage Heaters
Heating system changed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Mar 2024from Feb 2023
EPC improved fromD64toC71
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Hot Water
InstantaneousMain System
Hot water system upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 8a, Spring Gardens, Spalding, PE11 2XL, sourced from the PlanIt planning register.
8a has no planning applications on record.
12
But the area is active
12 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Spring Gardens homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 8a lags the street by a wide margin.
EPC Rating
71 (C)
Street avg 61 (D)
Floor Area
39 m²
Street avg 46 m²
CO₂ Emissions
1.7 t/year
Street avg 2.2 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
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
Council Offices — bus stop.
Closest school
0.2 km
Spalding Grammar School. 10 schools nearby.
Nearest schools
- Spalding Grammar SchoolSecondary245m
- St Norbert's Catholic Voluntary AcademyPrimary548m
- Spalding High SchoolSecondary847m
- The Spalding St John the Baptist Church of England Primary SchoolPrimary872m
Nearest stops
- Council OfficesBus stop101m
- Magistrates CourtBus stop154m
- Glenn AvenueBus stop239m
- Green LaneBus stop240m
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 2XL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
42.7dB
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 CPre-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 £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 8a is modelled from its 39 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE11 2XL. 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. No sale is recorded for 8a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 8a was lodged in March 2024 at band C and is valid until March 2034. 5 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8a. 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 2XL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8a is in council tax band A. 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 8a, Spring Gardens, Spalding, PE11 2XL. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE11 2XLSold prices, values and energy ratings for the postcode
- PE 11 property marketPrices, postcodes, schools and transport across the district
- 8a, Spring Gardens, 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