Model valuation£417,0008 Busby Close
Local market context
Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Swimming pool1 planning record
Estimated value
£383,000
- Since the 2013 sale (£215,000)+78%
- Against PE11 4PB's recent median (£561,000)-32%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
159 m²
1711 sq ft
Energy rating
D
Score 63
Council tax
Band D
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
£383,000
- Against its 2013 sale (£215,000)+78%
- Against PE11 4PB's recent median (£561,000)-32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Roman Lodge is modelled from its 159 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 4PB. 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
159 m² from the EPC lodged in December 2015
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in PE11 4PB
5 sales, median £561,000 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | 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.
Roman Lodge has more than tripled in price since its earliest registered sale in 1995.
Sales timeline
21 May 2013Most recent
£215,000
+270.7%over 17 years6 November 1995
£58,000
Median price across the last 5 sales in PE11 4PB: £561,000 (2023–2017).
Nearby sales in PE11 4PB
Elm Tree Farm, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Sold Aug 2023
£561,000The Coach House, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Sold Oct 2021
£572,000The Cottage, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Sold Mar 2021
£270,0002 Waltham Cottages, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Sold Aug 2015
£112,000Fernlea, Gosberton Bank, Gosberton, Spalding, PE11 4PB
Sold Nov 2014
£262,500
What this page doesn't show
1 potential issue has already been flagged for Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB. 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 Roman Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Roman Lodge is a five-bedroom detached house in Gosberton, Spalding, Spalding (PE11 4PB). It has a recorded floor area of 159 m² (around 1711 sq ft), construction records dating it to 1930-1949 and council tax band D. There is a swimming pool on the plot, uncommon for the area. Other recorded features include attached land beyond the plot. The latest certificate (December 2015) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in March 2012 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil. The latest certificate is from December 2015, so improvements made since then won't be reflected.
At 159 m² the property is well over the postcode median (104 m² across 14 EPCs), placing it in the larger end of the local stock. Across 1995–2013, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £383,000 sits 78.1% above the 2013 sale of £215,000. Last sold in May 2013, so it's been off the market for around 13 years. One historical planning record sits against the property in 2005.
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
- Bedrooms5
- Dining roomYes
- EnsuiteYes
Outside
- ParkingOff road
- LandYes
- Swimming poolYes
Before you decide
Everything you need to know about Roman Lodge
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.
Roman Lodge's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Dec 2025
Current Certificate(1 of 2)
Dec 2015
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 December 2025
Property Improvements
Changes detected from historical EPC data
Dec 2015from Mar 2012
EPC improved fromF35toD63
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
54%100%
More low energy lighting installed
Planning history
Applications and permits filed against Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB, sourced from the PlanIt planning register.
1 application on record at Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB
0decisions1extensions1documents9nearby
- Nov 2005ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension
- Documents
- 1 doc on file
- Reference
- H08-1284-05
Unlock Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB'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 9 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gosberton Bank homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Roman Lodge stands well clear of the street.
Price per m²
£1,352
Street avg £1,384
Floor Area
159 m²
Street avg 144 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
7.2 t/year
Street avg 8.4 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
1.3 km
Cooks Road — bus stop.
Closest school
2.0 km
Gosberton Academy. 1 school nearby.
Nearest schools
- Gosberton AcademyPrimary2.0km
Nearest stops
- Cooks RoadBus stop1.3km
- Belnie LaneBus stop1.6km
- The Five Bells PHBus stop1.9km
- Primary SchoolBus stop2.0km
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 4PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.5dB
Night-time· 23:00 – 07:00
35.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th centuryDetached HouseEPC D
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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 Roman Lodge is modelled from its 159 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE11 4PB. 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 Roman Lodge. 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 Roman Lodge was lodged in December 2015 at band D and expired in December 2025, so a new one is needed to sell or let. 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 Roman Lodge. 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 19 stops listed are measured in a straight line from PE11 4PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Roman Lodge is in council tax band D. 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 Roman Lodge, Gosberton Bank, Gosberton, Spalding, PE11 4PB. Each answer is also embedded as structured data for search engines.
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