East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ

East Reach Farm is a detached house in Hop Pole, Spalding, Spalding (PE11 3HJ). It has a recorded floor area of 276 m² (around 2971 sq ft) and construction records dating it to before 1900. The latest certificate (September 2013) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in November 2008 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Poor to Good and hot-water efficiency went from Poor to Average. The recommended improvements would push it to D (score 67). Main heating runs on lpg. The latest certificate is from September 2013, so improvements made since then won't be reflected.

At 276 m² the property is well over the postcode median (130 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Today's modelled estimate of £564,000 sits 101.4% above the 2021 sale of £280,009. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 22.9% above the typical sold price in the postcode. 13 planning records sit against the property, 1 approved, 0 refused, 2 pending. An application is currently awaiting a decision. Most recent transfer: September 2021 at £280,009. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.