Model valuation£417,0008 Busby Close
Local market context
1 Hop Pole Row, Main Road, Hop Pole, Spalding, PE11 3HJ
4 sales on record
Estimated value
£416,000
- Since the 2016 sale (£112,000)+271%
- Against PE11 3HJ's recent median (£300,000)+39%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
287 m²
3089 sq ft
Energy rating
C
Score 80
Council tax
Band A
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
£416,000
- Against its 2016 sale (£112,000)+271%
- Against PE11 3HJ's recent median (£300,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Hop Pole Row is modelled from its 287 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE11 3HJ. 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
287 m² from the EPC lodged in May 2025
Sales of this home
4 sales recorded, the latest in 2016
Recent sales in PE11 3HJ
5 sales, median £300,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
1 Hop Pole Row has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
22 September 2016Most recent
£112,000
-2.6%over 11 years19 July 2005
£115,000
+75.6%over 3 years12 December 2001
£65,500
+147.2%over 2 years10 May 1999
£26,500
Median price across the last 5 sales in PE11 3HJ: £300,000 (2023–2018).
Nearby sales in PE11 3HJ
Tara House, Main Road, Hop Pole, Spalding, PE11 3HJ
Sold Jun 2023
£300,000Hop Pole House, Main Road, Hop Pole, Spalding, PE11 3HJ
Sold Oct 2021
£350,000East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ
Sold Sept 2021
£280,009Rivendell, Main Road, Hop Pole, Spalding, PE11 3HJ
Sold Mar 2021
£125,000Fen Fields, Main Road, Hop Pole, Spalding, PE11 3HJ
Sold Nov 2018
£340,000
What this page doesn't show
1 potential issue has already been flagged for 1 Hop Pole Row, Main Road, Hop Pole, Spalding, PE11 3HJ. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 1 Hop Pole Row
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Hop Pole Row is a three-bedroom semi-detached house in Hop Pole, Spalding, Spalding (PE11 3HJ). It has a recorded floor area of 287 m² (around 3089 sq ft), construction records dating it to 2025 and council tax band A. The latest certificate (May 2025) shows a C (score 80), near the top of the C band. When first surveyed in June 2011 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Poor to Good and window efficiency went from Average to Very Good. The recommended improvements would lift it to A (score 93), a 2-band jump. Main heating runs on electricity: electricity, unspecified tariff.
At 287 m² the property is well over the postcode median (130 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Across 1999–2016, sale prices on this property compounded at 8.7% per year. Today's modelled estimate of £416,000 sits 271.4% above the 2016 sale of £112,000. On a £-per-square-foot basis, the last sale (£36/sq ft) was about 68.5% below the postcode norm. On the market in September 2016 and unlisted since — roughly 10 years. Across the public record there are 4 sales, relatively high churn for a single property.
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
- Bedrooms3
Outside
- Private gardenFront and rear
- GarageSingle
Before you decide
Everything you need to know about 1 Hop Pole Row
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
May 2025
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
4.3 t/year
Occupancy
—
Certificate validity
Valid until 7 May 2035
Property Improvements
Changes detected from historical EPC data
Apr 2016from Jun 2011
EPC improved fromE43toD58
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualThermostat
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
40%0%
Low energy lighting percentage decreased
May 2025from Apr 2016
EPC improved fromD58toC80
Heating System
Room HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Heating Controls
ThermostatFull Control
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
Full DoubleHigh Performance
High performance glazing installed
Walls
GoodVery Good
Wall insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 1 Hop Pole Row, Main Road, Hop Pole, Spalding, PE11 3HJ, sourced from the PlanIt planning register.
1 Hop Pole Row has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Main Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Hop Pole Row is notably below the street on price per m².
Price per m²
£390
Street avg £1,525
Floor Area
287 m²
Street avg 158 m²
CO₂ Emissions
4.3 t/year
Street avg 8.4 t/year
Years Held
10 years
Street avg 7 years
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
276/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Blue Bell Inn — bus stop.
Closest school
1.7 km
Deeping St Nicholas Primary School. 1 school nearby.
Nearest schools
- Deeping St Nicholas Primary SchoolPrimary1.7km
Nearest stops
- Blue Bell InnBus stop171m
- Demand Responsive AreaBus stop173m
- Primary SchoolBus stop1.7km
- New RoadBus stop2.3km
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 3HJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.1dB
Night-time· 23:00 – 07:00
40.6dB
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
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21st centuryDetached HouseEPC C
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 1 Hop Pole Row is modelled from its 287 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE11 3HJ. 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 1 Hop Pole Row. 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 1 Hop Pole Row was lodged in May 2025 at band C and is valid until May 2035. 3 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 1 Hop Pole Row. 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 1 school and 5 stops listed are measured in a straight line from PE11 3HJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Hop Pole Row 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 1 Hop Pole Row, Main Road, Hop Pole, Spalding, PE11 3HJ. Each answer is also embedded as structured data for search engines.
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- Every home in PE11 3HJSold prices, values and energy ratings for the postcode
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- 1 Hop Pole Row, Main Road, Hop Pole, Spalding valuationHow the estimate is built and what moves it
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