Model valuation£417,0008 Busby Close
Local market context
22 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
130 m²
1399 sq ft
Energy rating
D
Score 68
Council tax
Band B
Tenure
Private Rental
About 22 Bear Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Bear Lane is a two-bedroom detached house in Pinchbeck, Spalding, Spalding (PE11 3XA). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (July 2018) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80).
Held since July 2003 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £252,000 sits 82.6% above the 2003 sale of £138,000. On a £-per-square-foot basis, the last sale (£99/sq ft) was about 42.5% below the postcode norm.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Before you decide
Everything you need to know about 22 Bear Lane
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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.
Current Certificate
Jul 2018EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Rented
Certificate validity
Valid until 10 July 2028
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryDetached BungalowEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 22 Bear Lane, Pinchbeck, Spalding, PE11 3XA, sourced from the PlanIt planning register.
22 Bear Lane 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
22 Bear Lane valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£252,000
Modelled from EPC, postcode comparables.
Last sold (2003)
£138,000
Recorded with HM Land Registry.
Sales timeline
30 July 2003Most recent
£138,000
Median price across the last 5 sales in PE11 3XA: £240,000 (2025–2015).
Nearby sales in PE11 3XA
7 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Sold Oct 2025
£320,0009 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Sold Mar 2025
£437,0002 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Sold Mar 2024
£240,00020 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Sold Feb 2009
£52,5005 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Sold Dec 2008
£182,000
Versus other Bear Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 22 Bear Lane stands well clear of the street.
Price per m²
£1,062
Street avg £1,997
Floor Area
130 m²
Street avg 144 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 6.3 t/year
Property research, connected
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£203k
1 Banks Drove, Deeping St Nicholas
PE11 3BJ
2 bed1 bath
£182k
1 Braydon Close
PE11 3ZL
2 bed2 bath
£172k
1 Bilberry Close
PE11 3ZG
2 bed1 bath
£158k
1 Ambassador Walk
PE11 3WH
2 bed1 bath
£245k
1 Aintree Drive
PE11 3BT
3 bed
£136k
1 Belcanto Court
PE11 3FS
2 bed
£130k
1 Breda Court
PE11 3LT
2 bed
£222k
1 Blue Gowt Drove
PE11 3PX
3 bed1 bath
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
0.1 km
Bear Lane — bus stop.
Closest school
0.3 km
The Pinchbeck East Church of England Primary Academy. 3 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
Modelled day and night-time noise levels around PE11 3XA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
39.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 22 Bear Lane, Pinchbeck, Spalding, PE11 3XA. Each answer is also embedded as structured data for search engines.