Model valuation£417,0008 Busby Close
Local market context
22 Bear Lane, Pinchbeck, Spalding, PE11 3XA
Estimated value
£252,000
- Since the 2003 sale (£138,000)+83%
- Against PE11 3XA's recent median (£240,000)+5%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
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 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
£252,000
- Against its 2003 sale (£138,000)+83%
- Against PE11 3XA's recent median (£240,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Bear Lane is modelled from its 130 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 3XA. 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
130 m² from the EPC lodged in July 2018
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in PE11 3XA
5 sales, median £240,000 (2025–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
22 Bear Lane valuation sits well clear of the typical sold price in this postcode.
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
What this page doesn't show
2 potential issues have already been flagged for 22 Bear Lane, Pinchbeck, Spalding, PE11 3XA. 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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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
Pick your report · from £14.99
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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
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.
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
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.
Nearest schools
- The Pinchbeck East Church of England Primary AcademyPrimary302m
- Spalding Primary AcademyPrimary2.6km
- Wygate Park AcademyPrimary3.0km
Nearest stops
- Bear LaneBus stop113m
- The Bull InnBus stop168m
- Post OfficeBus stop267m
- Westfield DriveBus stop429m
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.
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 4
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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£203k
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1 Braydon Close
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1 Bilberry Close
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1 Ambassador Walk
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£245k
1 Aintree Drive
PE11 3BT
3 bed
£136k
1 Belcanto Court
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£130k
1 Breda Court
PE11 3LT
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£222k
1 Blue Gowt Drove
PE11 3PX
3 bed1 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 22 Bear Lane is modelled from its 130 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE11 3XA. 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 22 Bear Lane. 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 22 Bear Lane was lodged in July 2018 at band D and is valid until July 2028. 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 22 Bear Lane. 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 3 schools and 30 stops listed are measured in a straight line from PE11 3XA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Bear Lane is in council tax band B. 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.
Common 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.
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- Every home in PE11 3XASold prices, values and energy ratings for the postcode
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- 22 Bear Lane, Pinchbeck, Spalding valuationHow the estimate is built and what moves it
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