Model valuation£417,0008 Busby Close
Local market context
20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Notable views5 sales on record1 planning record
Estimated value
£182,000
- Since the 2020 sale (£142,000)+28%
- Against PE11 3XS's recent median (£195,000)-7%
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
End terrace
Bedrooms
2
Bathroom
1
Floor area
56 m²
603 sq ft
Energy rating
D
Score 62
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
£182,000
- Against its 2020 sale (£142,000)+28%
- Against PE11 3XS's recent median (£195,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Bacons Lane is modelled from its 56 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE11 3XS. 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
56 m² from the EPC lodged in July 2020
Sales of this home
5 sales recorded, the latest in 2020
Recent sales in PE11 3XS
5 sales, median £195,000 (2026–2021)
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 | 1 application | 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.
20 Bacons Lane has more than tripled in price since its earliest registered sale in 1999.
Sales timeline
27 September 2020Most recent
£142,000
+18.3%over 4 years25 August 2016
£120,000
+29.0%over 3 years13 September 2012
£93,000
+19.2%over 8 years25 September 2003
£78,000
+95.0%over 4 years26 August 1999
£40,000
Median price across the last 5 sales in PE11 3XS: £195,000 (2026–2021).
Nearby sales in PE11 3XS
3 5, Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Sold Mar 2026
£195,00026 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Sold Mar 2022
£198,0001 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Sold Sept 2021
£105,00016 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Sold Sept 2021
£145,00018 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
Sold Nov 2019
£76,000
What this page doesn't show
1 potential issue has already been flagged for 20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 20 Bacons Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Bacons Lane is a two-bedroom end-of-terrace house in Pinchbeck, Spalding, Spalding (PE11 3XS). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (July 2020) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Good to Very Good and main heating went from Average to Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 84), a 2-band jump. Other recorded features include notable views and outbuildings.
At 56 m² it sits well below the postcode median (82 m² across 7 EPCs), making it one of the more compact homes locally. Most recent transfer: September 2020 at £142,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 1999–2020, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £182,000 is 28.2% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£236/sq ft) was about 32.1% above the typical sold price in the postcode. One historical planning record sits against the property in 2006.
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
- StudyYes
- FireplaceYes
Outside
- Private gardenYes
- GarageDetached
- OutbuildingsYes
- Notable viewsYes
Before you decide
Everything you need to know about 20 Bacons Lane
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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(1 of 2)
Jul 2020
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 July 2030
Property Improvements
Changes detected from historical EPC data
Jul 2020from Dec 2008
EPC improved fromE40toD62
Hot Water
AverageGood
Hot water efficiency improved
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS, sourced from the PlanIt planning register.
Council records include a two-storey rear extension at 20 Bacons Lane.
1 application on record at 20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS
0decisions1extensions1documents7nearby
- Feb 2006ExtensionFullOutcome in report
Extension: Two storey · Rear of property
Two-storey extension to rear of dwelling
- Documents
- 1 doc on file
- Reference
- H14-0086-06
Unlock 20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 7 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bacons Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
20 Bacons Lane is notably below the street on floor area.
Price per m²
£2,536
Street avg £1,827
Floor Area
56 m²
Street avg 87 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.0 t/year
Street avg 3.9 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
0.3 km
Milestone Lane — bus stop.
Closest school
1.1 km
The Pinchbeck East Church of England Primary Academy. 2 schools nearby.
Nearest schools
- The Pinchbeck East Church of England Primary AcademyPrimary1.1km
- Surfleet Primary SchoolPrimary2.3km
Nearest stops
- Milestone LaneBus stop275m
- Oldham DriveBus stop417m
- The Bull InnBus stop912m
- Bear LaneBus stop952m
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 3XS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
39.6dB
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
Victorian-eraEnd-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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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 20 Bacons Lane is modelled from its 56 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE11 3XS. 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. 5 sales are recorded for 20 Bacons 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 20 Bacons Lane was lodged in July 2020 at band D and is valid until July 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 20 Bacons 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 2 schools and 29 stops listed are measured in a straight line from PE11 3XS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Bacons Lane 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 20 Bacons Lane, Pinchbeck, Spalding, PE11 3XS. Each answer is also embedded as structured data for search engines.
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