Model valuation£417,0008 Busby Close
Local market context
The Cottage, Middle Drove, Gedney, Spalding, PE12 0AU
Estimated value
£255,000
- Since the 2004 sale (£143,250)+78%
- Against PE12 0AU's recent median (£137,250)+86%
Newest record on this page: June 2024. 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
92 m²
990 sq ft
Energy rating
F
Score 36
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
£255,000
- Against its 2004 sale (£143,250)+78%
- Against PE12 0AU's recent median (£137,250)+86%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Cottage is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0AU. 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
92 m² from the EPC lodged in June 2024
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in PE12 0AU
2 sales, median £137,250 (2014–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2014 | 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.
Sales timeline
3 June 2004Most recent
£143,250
Median price across the last 2 sales in PE12 0AU: £137,250 (2014–2013).
What this page doesn't show
1 potential issue has already been flagged for The Cottage, Middle Drove, Gedney, Spalding, PE12 0AU. 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 The Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Cottage is a detached house in Gedney, Spalding, Spalding (PE12 0AU). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (June 2024) shows an F (score 36), near the bottom of the EPC scale. The rating has held steady at F across 3 certificates since March 2023. Between certificates, window efficiency went from Average to Good and main heating went from Very Poor to Poor; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to A (score 93), a 5-band jump. Main heating runs on wood logs.
Untraded for 22 years, with the last transfer in June 2004. Today's modelled estimate of £255,000 sits 78% above the 2004 sale of £143,250.
Before you decide
Everything you need to know about The Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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 Cottage's carbon output is low for the local stock.
Current Certificate(1 of 3)
Jun 2024
EPC Rating
A
B
C
D
E
F
F36
G
Main Heating
—
Main Fuel
—
Hot Water
Very Poor
Windows
Good
CO2 Emissions
1.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 June 2034
Property Improvements
Changes detected from historical EPC data
Jun 2023from Mar 2023
Renewable Energy
NoneSolar PV
Solar PV panels (50 kWp) installed
Jun 2024from Jun 2023
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against The Cottage, Middle Drove, Gedney, Spalding, PE12 0AU, sourced from the PlanIt planning register.
The Cottage has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Middle Drove homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
The Cottage outperforms the street on co₂ emissions by a wide margin.
EPC Rating
36 (F)
Street avg 39 (E)
Floor Area
92 m²
Street avg 124 m²
CO₂ Emissions
1.3 t/year
Street avg 8.9 t/year
Habitable Rooms
5 rooms
Street avg 5 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
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.6 km
Middle Drove Farm — bus stop.
Closest school
2.0 km
Lutton St Nicholas Primary Academy. 1 school nearby.
Nearest schools
- Lutton St Nicholas Primary AcademyPrimary2.0km
Nearest stops
- Middle Drove FarmBus stop624m
- Crown CottagesBus stop899m
- Demand Responsive AreaBus stop910m
- The RookeryBus stop1.1km
Most reported crime locally
- Violence & Sexual Offences1,228 reports39%
- Anti-social Behaviour690 reports22%
- Criminal Damage & Arson276 reports9%
- Other Theft220 reports7%
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 PE12 0AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
36.4dB
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
Early 20th centuryDetached HouseEPC FNo mains gasSolid (non-cavity) wallsLow flood risk
Because the property has no mains gas supply and has solid (non-cavity) walls, 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.
£250k
1 Church View, Topsgate, Gedney
PE12 0BS
3 bed
£247k
1 Ashtree Farm, Randall Bank, Moulton Eaugate
PE12 0RT
£264k
1 Chapel Gardens, Moulton Chapel
PE12 0XG
2 bed1 bath
£281k
1 Blacksmith Cottages, Fen Gate, Moulton Chapel
PE12 0XL
£284k
1 Cornelius Close, Moulton Chapel
PE12 0FN
£228k
1 Bramley Meadows, Gedney
PE12 0BN
3 bed
£289k
1 Cross Road, Sutton St Edmund
PE12 0LS
3 bed
£219k
1 Council House, Parsonage Lane, Sutton St James
PE12 0JA
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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 The Cottage is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0AU. 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. 1 sale is recorded for The 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 The Cottage was lodged in June 2024 at band F and is valid until June 2034. 3 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 The 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 14 months, which places each incident at an approximate point. The 1 school and 19 stops listed are measured in a straight line from PE12 0AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Cottage 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 The Cottage, Middle Drove, Gedney, Spalding, PE12 0AU. Each answer is also embedded as structured data for search engines.
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