Model valuation£417,0008 Busby Close
Local market context
Woodlands Cottage, Boston Road, Gosberton, Spalding, PE11 4NU
Estimated value
£442,000
- Since the 2002 sale (£234,000)+89%
- Against PE11 4NU's recent median (£214,000)+107%
Newest record on this page: September 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
142 m²
1528 sq ft
Energy rating
F
Score 28
Council tax
Band C
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
£442,000
- Against its 2002 sale (£234,000)+89%
- Against PE11 4NU's recent median (£214,000)+107%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodlands Cottage is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 4NU. 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
142 m² from the EPC lodged in September 2022
Sales of this home
2 sales recorded, the latest in 2002
Recent sales in PE11 4NU
5 sales, median £214,000 (2018–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2018 | 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 1996.
Sales timeline
30 June 2002Most recent
£234,000
+175.3%over 6 years9 May 1996
£85,000
Median price across the last 5 sales in PE11 4NU: £214,000 (2018–2007).
Nearby sales in PE11 4NU
2 Rabbit Hill Cottages, Boston Road, Gosberton, Spalding, PE11 4NU
Sold May 2018
£214,000Gentle Breeze, Boston Road, Gosberton, Spalding, PE11 4NU
Sold Oct 2017
£390,000White House Farm, Boston Road, Gosberton, Spalding, PE11 4NU
Sold Jan 2017
£345,0001 Rabbit Hill Cottages, Boston Road, Gosberton, Spalding, PE11 4NU
Sold Jun 2008
£183,000Woodlands, Boston Road, Gosberton, Spalding, PE11 4NU
Sold Aug 2006
£520,000
What this page doesn't show
1 potential issue has already been flagged for Woodlands Cottage, Boston Road, Gosberton, Spalding, PE11 4NU. 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 Woodlands Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodlands Cottage is a detached house in Gosberton, Spalding, Spalding (PE11 4NU). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (September 2022) shows an F (score 28), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 77), a 3-band jump. Main heating runs on lpg.
It hasn't traded since June 2002, a hold of 24 years that's notably long for the area. At 142 m² it's 20.4% smaller than the typical home in the postcode (179 m² median across 6 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2002, sale prices on this property compounded at 17.9% per year. Today's modelled estimate of £442,000 sits 88.9% above the 2002 sale of £234,000. On a £-per-square-foot basis, the last sale (£153/sq ft) was about 35.3% above the typical sold price in the postcode.
Before you decide
Everything you need to know about Woodlands Cottage
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.
Woodlands Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Sept 2022EPC Rating
A
B
C
D
E
F
F28
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Poor
CO2 Emissions
7.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 September 2032
Planning history
Applications and permits filed against Woodlands Cottage, Boston Road, Gosberton, Spalding, PE11 4NU, sourced from the PlanIt planning register.
Woodlands Cottage has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Boston Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Woodlands Cottage runs comfortably ahead of the street norm.
Price per m²
£1,648
Street avg £1,417
Floor Area
142 m²
Street avg 221 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
7.9 t/year
Street avg 8.6 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
0.6 km
Cooks Road — bus stop.
Closest school
1.4 km
Gosberton Academy. 1 school nearby.
Nearest schools
- Gosberton AcademyPrimary1.4km
Nearest stops
- Cooks RoadBus stop614m
- The Five Bells PHBus stop1.3km
- Primary SchoolBus stop1.4km
- Demand Responsive AreaBus stop1.4km
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 4NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
39.4dB
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-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · 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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£516k
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5 bed4 bath
£368k
1 Bass Court, Donington
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£356k
1 Badgate Road, Donington
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£356k
1 Cedar Close, Quadring
PE11 4GP
3 bed2 bath
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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 Woodlands Cottage is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 4NU. 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 Woodlands Cottage. 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 Woodlands Cottage was lodged in September 2022 at band F and is valid until September 2032. 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 Woodlands Cottage. 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 1 school and 15 stops listed are measured in a straight line from PE11 4NU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Woodlands Cottage is in council tax band C. 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 Woodlands Cottage, Boston Road, Gosberton, Spalding, PE11 4NU. Each answer is also embedded as structured data for search engines.
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- Every home in PE11 4NUSold prices, values and energy ratings for the postcode
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