What kind of home is The Willows, Herdgate Lane, PE11 3UP?

The Willows, Herdgate Lane, PE11 3UP is a detached house.

What did The Willows, Herdgate Lane, PE11 3UP sell for?

The Willows, Herdgate Lane, PE11 3UP last sold for £110,000 in September 2008, around 18 years ago. Before that, it sold for £153,500 in December 2003, so prices have been falling over 5 years on record. Source: HM Land Registry.

How has the value of The Willows, Herdgate Lane, PE11 3UP changed over time?

Across 2 sales between December 2003 and September 2008, The Willows, Herdgate Lane, PE11 3UP fell from £153,500 to £110,000, a change of £43,500. That works out to roughly -6.7% per year compounded over 5 years. Source: HM Land Registry.

What is the EPC rating for The Willows, Herdgate Lane, PE11 3UP?

The current EPC rating for The Willows, Herdgate Lane, PE11 3UP is D with a score of 63 out of 100, lodged in October 2015. The assessor estimates the property could reach a C. Source: EPC Register.

How big is The Willows, Herdgate Lane, PE11 3UP?

The Willows, Herdgate Lane, PE11 3UP has a recorded floor area of 60 m² (646 sq ft). That makes it about 45% smaller than the median EPC-recorded property in PE11 3UP. Source: EPC Register.

What heating system does The Willows, Herdgate Lane, PE11 3UP use?

The latest EPC at The Willows, Herdgate Lane, PE11 3UP records lpg as the main heating fuel. Source: EPC Register.

What is the council tax band for The Willows, Herdgate Lane, PE11 3UP?

The Willows, Herdgate Lane, PE11 3UP is in council tax band C.

Which area is The Willows, Herdgate Lane, PE11 3UP in?

The Willows, Herdgate Lane, PE11 3UP sits in Pinchbeck, Spalding, Spalding. It falls within the PE11 postcode district in Lincolnshire.

What is crime like near The Willows, Herdgate Lane, PE11 3UP?

Police records around The Willows, Herdgate Lane, PE11 3UP show an average of 276 reported crimes per month over the last 15 months. Violent crime makes up roughly 39% of reports, the most common category. The overall trend is falling (17% versus the prior period). Source: Police UK.

What schools are near The Willows, Herdgate Lane, PE11 3UP?

The closest primary school to The Willows, Herdgate Lane, PE11 3UP is Surfleet Primary School (1.6km), one of 2 primaries within walking distance.

What transport links are near The Willows, Herdgate Lane, PE11 3UP?

The closest bus stop to The Willows, Herdgate Lane, PE11 3UP is Milestone Lane, 671m away. In total there are 29 bus stops within the surrounding area.

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The Willows, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP

Estimated value

£221,000

Since the 2008 sale (£110,000)+101%
Against PE11 3UP's recent median (£308,000)-28%

Newest record on this page: August 2024. 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

From EPC

Floor area

60 m²

646 sq ft

Energy rating

Score 63

Council tax

Band C

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

£221,000

Against its 2008 sale (£110,000)+101%
Against PE11 3UP's recent median (£308,000)-28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Willows is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 3UP. 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
60 m² from the EPC lodged in October 2015
Sales of this home
2 sales recorded, the latest in 2008
Recent sales in PE11 3UP
5 sales, median £308,000 (2024–2007)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: August 2024	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

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 at the peak of the pre-credit-crunch market — a high-water reference point.

Sales timeline

30 September 2008Most recent
£110,000
-28.3%over 4 years
17 December 2003
£153,500

Median price across the last 5 sales in PE11 3UP: £308,000 (2024–2007).

Nearby sales in PE11 3UP

Risks

What this page doesn't show

2 potential issues have already been flagged for The Willows, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP. The detail, evidence and what to ask about it are in the Risks Report.

Larger development activity nearbyIn 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

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Overview

About The Willows

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

The Willows is a detached house in Pinchbeck, Spalding, Spalding (PE11 3UP). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2015) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). Main heating runs on lpg. The latest certificate is from October 2015, so improvements made since then won't be reflected.

It hasn't traded since September 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2003–2008, sale prices on this property compounded at -6.7% per year. Today's modelled estimate of £221,000 sits 100.9% above the 2008 sale of £110,000. At 60 m² it sits well below the postcode median (110 m² across 11 EPCs), making it one of the more compact homes locally.

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Everything you need to know about The Willows

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

Larger development activity nearbyEnvironmental risk flagged

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Energy

Energy performance

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

The Willows's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Oct 2025

Current Certificate

Oct 2015

EPC Rating

D63

Main Heating

Gas

Main Fuel

Gas

Hot Water

Poor

Windows

Average

CO2 Emissions

1.5 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 13 October 2025

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against The Willows, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP, sourced from the PlanIt planning register.

The Willows has no planning applications on record.

But the area is active

7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Herdgate Lane homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

The Willows is notably below the street on floor area.

Price per m²

£1,833

Street avg £2,212

Below

Floor Area

60 m²

Street avg 124 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

1.5 t/year

Street avg 6.7 t/year

Strongly above

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

0.7 km

Milestone Lane — bus stop.

Closest school

1.6 km

Surfleet Primary School. 2 schools nearby.

Nearest schools

Surfleet Primary SchoolPrimary1.6km
The Pinchbeck East Church of England Primary AcademyPrimary1.9km

Nearest stops

Milestone LaneBus stop671m
Wood's LaneBus stop693m
Oldham DriveBus stop1.1km
St Laurence's ChurchBus stop1.1km

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 3UP from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

48.6dB

Low

Night-time road noise heatmap for PE11 3UP

Night-time· 23:00 – 07:00

40.5dB

Low

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

Mid 20th centuryDetached BungalowEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

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Comparables

Similar properties nearby

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

£222k

1 Blue Gowt Drove

PE11 3PX

3 bed1 bath

£214k

1 Atherton Gardens, Pinchbeck

PE11 3YJ

£208k

1 Akita Close

PE11 3GJ

3 bed1 bath

£203k

1 Banks Drove, Deeping St Nicholas

PE11 3BJ

2 bed1 bath

£245k

1 Aintree Drive

PE11 3BT

3 bed

£246k

1 Bankhouse Farm Cottages, The Delph

PE11 3JH

£250k

1 Aalsmeer Rise

PE11 3JD

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 The Willows is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 3UP. 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. 2 sales are recorded for The Willows. 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 The Willows was lodged in October 2015 at band D and expired in October 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records: Planning applications are collected from local authority registers through PlanIt. None is matched to The Willows. 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 2 schools and 29 stops listed are measured in a straight line from PE11 3UP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: The Willows is in council tax band C. 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Willows, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP. Each answer is also embedded as structured data for search engines.

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