Model valuation£417,0008 Busby Close
Local market context
Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT
4 planning records
Estimated value
£124,000
- Since the 2022 sale (£472,500)-74%
- Against PE11 2XT's recent median (£240,000)-48%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor Ground
Habitable rooms
2
From EPC
Floor area
46 m²
495 sq ft
Energy rating
C
Score 70
Council tax
Band A
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
£124,000
- Against its 2022 sale (£472,500)-74%
- Against PE11 2XT's recent median (£240,000)-48%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Angus House is modelled from its 46 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 2XT. 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
46 m² from the EPC lodged in April 2018
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE11 2XT
5 sales, median £240,000 (2025–2022)
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 | 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.
Latest sale on Angus House was the highest on Land Registry record across the postcode.
Sales timeline
1 November 2022Most recent
£472,500
Median price across the last 5 sales in PE11 2XT: £240,000 (2025–2022).
Nearby sales in PE11 2XT
What this page doesn't show
2 potential issues have already been flagged for Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT. 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 Angus House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Angus House is a detached house in Spalding (PE11 2XT). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1900-1929 and council tax band A. At 46 m² this is the 2nd smallest of 6 units on EPC record in Angus House, where floor areas span 36–54 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 50). The latest certificate (April 2018) shows a C (score 70). When first surveyed in March 2009 the rating was F, the property has climbed 3 bands since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to B (score 81). Main heating runs on electricity.
Today's modelled estimate of £124,000 is 73.8% below the 2022 sale of £472,500, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£954/sq ft) was about 814.1% above the typical sold price in the postcode. 4 planning records sit against the property, 0 approved, 0 refused, 1 pending. An application is currently awaiting a decision. At 46 m² it sits well below the postcode median (94 m² across 32 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Most recent transfer: November 2022 at £472,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Angus House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaEnvironmental 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.
Current Certificate(1 of 2)
Apr 2018
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 April 2028
Property Improvements
Changes detected from historical EPC data
Apr 2018from Mar 2009
EPC improved fromF22toC70
Hot Water
PoorAverage
Hot water efficiency improved
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
4 applications on record at Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT
1 live now0decisions1extensions29documents12nearby
- Jun 2009New BuildFullOutcome in report
Proposed detached house
- Documents
- 7 docs on file
- Reference
- H16-0307-09
- More recent applications — locked
- ConditionsMar 2026Decision
- ExtensionJul 2011Decision
+ 1 more application in the report
Unlock Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT'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 12 notable nearby
- The 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other St Thomas Road homes
Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
70 (C)
Street avg 69 (C)
Floor Area
46 m²
Street avg 43 m²
CO₂ Emissions
3.7 t/year
Street avg 3.1 t/year
Habitable Rooms
2 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
0.2 km
Council Offices — bus stop.
Closest school
0.2 km
Spalding Grammar School. 10 schools nearby.
Nearest schools
- Spalding Grammar SchoolSecondary201m
- St Norbert's Catholic Voluntary AcademyPrimary564m
- The Spalding St John the Baptist Church of England Primary SchoolPrimary735m
- Spalding Parish Church of England Day SchoolPrimary901m
Nearest stops
- Council OfficesBus stop197m
- Green LaneBus stop224m
- Glenn AvenueBus stop275m
- Magistrates CourtBus stop287m
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 2XT 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
41.9dB
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-eraGround Floor FlatEPC CPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, 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.
£124k
Apartment 4, 85 St Thomas Road
PE11 2TJ
Flat
£123k
Angus House, Flat 2, 56 St Thomas Road
PE11 2XT
Flat
£123k
Apartment 8, 85 St Thomas Road
PE11 2TJ
Flat
£126k
Flat 1, 32 Albion Street
PE11 2AJ
Flat
£122k
Angus House, Flat 6, 56 St Thomas Road
PE11 2XT
Flat
£122k
Apartment 1, 85 St Thomas Road
PE11 2TJ
Flat
£121k
Angus House, Flat 4, 56 St Thomas Road
PE11 2XT
Flat
£121k
Apartment 5, 85 St Thomas Road
PE11 2TJ
Flat
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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 Angus House is modelled from its 46 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 2XT. 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. 1 sale is recorded for Angus House. 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 Angus House was lodged in April 2018 at band C and is valid until April 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Angus House. 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 2XT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Angus House 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 Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT. Each answer is also embedded as structured data for search engines.
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