Model valuation£417,0008 Busby Close
Local market context
Willow Tree Farm, North Drove, Quadring, Spalding, PE11 4QT
Estimated value
£243,000
- Against PE11 4QT's recent median (£79,950)+204%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
84 m²
904 sq ft
Energy rating
E
Score 48
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
£243,000
- Against PE11 4QT's recent median (£79,950)+204%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow Tree Farm is modelled from its 84 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE11 4QT. 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
84 m² from the EPC lodged in February 2026
Sales of this home
No sale recorded since 1995
Recent sales in PE11 4QT
3 sales, median £79,950 (2013–1999)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2013 | 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.
Willow Tree Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 3 sales in PE11 4QT: £79,950 (2013–1999).
Nearby sales in PE11 4QT
What this page doesn't show
2 potential issues have already been flagged for Willow Tree Farm, North Drove, Quadring, Spalding, PE11 4QT. 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 Willow Tree Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Tree Farm is a detached house in Quadring, Spalding, Spalding (PE11 4QT). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (February 2026) shows an E (score 48), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2014. Between certificates, window efficiency dropped from Average to Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would push it to D (score 66). Main heating runs on dual fuel. This certificate was lodged in the last six months, so the rating reflects current condition.
At 84 m² it's 15.1% larger than the typical home in the postcode (73 m² median across 3 EPCs).
Before you decide
Everything you need to know about Willow Tree Farm
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Feb 2026
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
2.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 February 2036
Property Improvements
Changes detected from historical EPC data
Feb 2026from Mar 2014
Hot Water
Main (No Stat)Immersion
Hot water system changed
Low Energy Lighting
71%100%
More low energy lighting installed
Planning history
Applications and permits filed against Willow Tree Farm, North Drove, Quadring, Spalding, PE11 4QT, sourced from the PlanIt planning register.
Willow Tree Farm 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 North Drove homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Willow Tree Farm is notably below the street on epc rating.
EPC Rating
48 (E)
Street avg 54 (E)
Floor Area
84 m²
Street avg 101 m²
CO₂ Emissions
2.0 t/year
Street avg 3.7 t/year
Habitable Rooms
5 rooms
Street avg 4 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
1.0 km
Bull Bridge — bus stop.
Nearest stops
- Bull BridgeBus stop1.0km
- Village HallBus stop1.1km
- Honeysuckle CottageBus stop2.7km
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 4QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.1dB
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
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC ENo mains gas
Because the property has no mains gas supply, 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.
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£230k
1 Ash Court, Donington
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£263k
1 Boyfields, Quadring
PE11 4QQ
3 bed
£224k
1 Beech Grove, Donington
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3 bed1 bath
£218k
1 Cawood Cottages, Cawood Lane, Gosberton
PE11 4HB
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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 Willow Tree Farm is modelled from its 84 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE11 4QT. 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. No sale is recorded for Willow Tree Farm, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Willow Tree Farm was lodged in February 2026 at band E and is valid until February 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Willow Tree Farm. 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. Schools and stops are measured in a straight line from PE11 4QT. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Willow Tree Farm 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 Willow Tree Farm, North Drove, Quadring, Spalding, PE11 4QT. Each answer is also embedded as structured data for search engines.
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- Every home in PE11 4QTSold prices, values and energy ratings for the postcode
- PE 11 property marketPrices, postcodes, schools and transport across the district
- Willow Tree Farm, North Drove, Quadring, Spalding valuationHow the estimate is built and what moves it
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