Model valuation£417,0008 Busby Close
Local market context
22a, Glen Avenue, Pinchbeck, Spalding, PE11 3XE
Estimated value
£189,000
- Since the 2026 sale (£162,500)+16%
- Against PE11 3XE's recent median (£161,000)+17%
Newest record on this page: March 2026. 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
70 m²
753 sq ft
Energy rating
D
Score 63
Council tax
Band A
Tenure
Owner Occupied
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
£189,000
- Against its 2026 sale (£162,500)+16%
- Against PE11 3XE's recent median (£161,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22a is modelled from its 70 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 3XE. 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
70 m² from the EPC lodged in January 2024
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in PE11 3XE
4 sales, median £161,000 (2025–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Sale price has at least doubled since 2001.
Sales timeline
6 March 2026Most recent
£162,500
+101.9%over 24 years26 July 2001
£80,500
Median price across the last 4 sales in PE11 3XE: £161,000 (2025–2004).
What this page doesn't show
2 potential issues have already been flagged for 22a, Glen Avenue, Pinchbeck, Spalding, PE11 3XE. 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 22a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22a is a two-bedroom detached house in Pinchbeck, Spalding, Spalding (PE11 3XE). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (January 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump. Other recorded features include a conservatory.
At 70 m² the property is well over the postcode median (46 m² across 32 EPCs), placing it in the larger end of the local stock. A recent sale: £162,500 in March 2026. Across 2001–2026, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £189,000 is 16.3% above the 2026 sale price.
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
- Utility roomYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageSingle
Before you decide
Everything you need to know about 22a
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jan 2024EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 January 2034
Planning history
Applications and permits filed against 22a, Glen Avenue, Pinchbeck, Spalding, PE11 3XE, sourced from the PlanIt planning register.
22a 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 Glen Avenue homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 22a runs well behind the street norm.
EPC Rating
63 (D)
Street avg 69 (C)
Floor Area
70 m²
Street avg 49 m²
CO₂ Emissions
3.5 t/year
Street avg 2.0 t/year
Habitable Rooms
4 rooms
Street avg 2 rooms
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
Post Office — 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 AcademyPrimary250m
- Spalding Primary AcademyPrimary2.6km
- Wygate Park AcademyPrimary3.0km
Nearest stops
- Post OfficeBus stop96m
- Westfield DriveBus stop209m
- Bear LaneBus stop333m
- The ChaseBus stop377m
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 3XE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.1dB
Night-time· 23:00 – 07:00
40.2dB
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 2 HomeBuyer Report
Mid 20th centuryDetached BungalowEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£186k
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1 Akita Close
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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 22a is modelled from its 70 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 3XE. 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 22a. 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 22a was lodged in January 2024 at band D and is valid until January 2034. 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 22a. 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 3XE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22a is in council tax band A. 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 22a, Glen Avenue, Pinchbeck, Spalding, PE11 3XE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE11 3XESold prices, values and energy ratings for the postcode
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- 22a, Glen Avenue, Pinchbeck, Spalding valuationHow the estimate is built and what moves it
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