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

13 planning records

Estimated value

£564,000

  • Since the 2021 sale (£280,009)+101%
  • Against PE11 3HJ's recent median (£300,000)+88%

Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
10
From EPC
Floor area
276 m²
2971 sq ft
Energy rating
E
Score 39
Tenure
Owner Occupied
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Valuation

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

£564,000

  • Against its 2021 sale (£280,009)+101%
  • Against PE11 3HJ's recent median (£300,000)+88%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for East Reach Farm is modelled from its 276 m² EPC floor area, its 1 recorded sale 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

    276 m² from the EPC lodged in September 2013

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in PE11 3HJ

    5 sales, median £300,000 (2023–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 13 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 9 September 2021Most recent

    £280,009

Median price across the last 5 sales in PE11 3HJ: £300,000 (2023–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for East Reach Farm, 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

Overview

About East Reach Farm

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

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.

Before you decide

Everything you need to know about East Reach Farm

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

East Reach Farm's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 16 Sept 2023

Current Certificate(1 of 2)
Sept 2013

EPC Rating

A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 16 September 2023

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Sept 2013from Nov 2008
EPC improved fromG20toE39
Hot Water
PoorAverage

Hot water efficiency improved

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ, sourced from the PlanIt planning register.

There is a planning application currently awaiting a decision.

13 applications on record at East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ

1 live now
1decisions127documents7nearby
  1. Mar 2001
    Change Of UseFull
    Outcome in report

    Change of use from agricultural building to B1 Business use

    Documents
    4 docs on file
    Reference
    H03-0101-01
    Full record in report
  2. More recent applications — locked
  3. New BuildDecision
  4. FullDecision

+ 10 more applications in the report

Unlock East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 13 applications on this property in full, plus 7 notable nearby
  • The 127 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Main Road homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

East Reach Farm outperforms the street on habitable rooms by a wide margin.

Price per m²

£1,015

Street avg £1,421

Below

Floor Area

276 m²

Street avg 160 m²

Strongly above

Habitable Rooms

10 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

13.0 t/year

Street avg 7.2 t/year

Strongly below
Area

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.
Full Spalding report

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.

Noise

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 road noise heatmap for PE11 3HJ

Daytime· 07:00 – 23:00

46.1dB

Low
Night-time road noise heatmap for PE11 3HJ

Night-time· 23:00 – 07:00

40.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,085 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£343k

1 Aldwych Gardens

PE11 3ZH

3 bed2 bath
£328k

1 Angelica Drive

PE11 3GB

3 bed2 bath
£320k

1 Amsterdam Gardens

PE11 3HY

£316k

1 Bluebell Close

PE11 3GT

5 bed2 bath
£309k

1 Belisana Road

PE11 3FU

4 bed2 bath
£270k

1 Amstel Close

PE11 3HB

£266k

1 Ascot Close

PE11 3BZ

4 bed
£251k

1 Barley Grove, Deeping St Nicholas

PE11 3UR

4 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for East Reach Farm is modelled from its 276 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for East Reach Farm. 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 East Reach Farm was lodged in September 2013 at band E and expired in September 2023, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 13 applications are matched to East Reach Farm. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about East Reach Farm, Main Road, Hop Pole, Spalding, PE11 3HJ. Each answer is also embedded as structured data for search engines.

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