The Willows, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
About The Willows
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.
Everything you need to know about The Willows
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
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This certificate is over 10 years old and is no longer valid.Expired 13 Oct 2025
EPC Rating
Certificate validity
Expired on 13 October 2025
Get a survey for this property
Level 3 Building Survey
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
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.
Sales history & valuation
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£221,000
Modelled from EPC, postcode comparables and a sale-price growth of -6.7% per year over 5 years.
£110,000
Growth on file: -6.7% per year over 5 years.
Sales timeline
30 September 2008Most recent
£110,000
-28.3%over 4 years17 December 2003
£153,500
Median price across the last 5 sales in PE11 3UP: £308,000 (2024–2007).
Nearby sales in PE11 3UP
Windy Lodge, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
Sold Aug 2024
£308,000Milestone Nurseries, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
Sold Oct 2022
£350,000Manor Lodge, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
Sold Jan 2019
£320,000Holmefield Nurseries, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
Sold Dec 2016
£245,000Cherry Trees, Herdgate Lane, Pinchbeck, Spalding, PE11 3UP
Sold Jun 2007
£247,500
Versus other Herdgate Lane homes
The Willows is notably below the street on floor area.
Price per m²
£1,833
Street avg £2,212
Floor Area
60 m²
Street avg 124 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
1.5 t/year
Street avg 6.7 t/year
Everything you need to know about The Willows
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
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The neighbourhood at a glance
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.
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
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
40.5dB