Model valuation£417,0008 Busby Close
Local market context
Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ
4 planning records
Estimated value
£319,000
Newest record on this page: August 2021. 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
116 m²
1249 sq ft
Energy rating
F
Score 26
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
£319,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rose Villa Farm is modelled from its 116 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 0AZ. 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
116 m² from the EPC lodged in January 2015
Sales of this home
No sale recorded since 1995
Recent sales in PE12 0AZ
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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.
Rose Villa 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.
What this page doesn't show
1 potential issue has already been flagged for Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ. 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 Rose Villa Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rose Villa Farm is a detached house in Gedney, Spalding, Spalding (PE12 0AZ). It has a recorded floor area of 116 m² (around 1249 sq ft) and construction records dating it to before 1900. The latest certificate (January 2015) shows an F (score 26), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 94), a 5-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected.
4 planning records sit against the property, 0 approved, 0 refused.
Before you decide
Everything you need to know about Rose Villa Farm
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.
Rose Villa Farm'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 26 Jan 2025
Current Certificate
Jan 2015EPC Rating
A
B
C
D
E
F
F26
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Good
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 January 2025
Planning history
Applications and permits filed against Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ, sourced from the PlanIt planning register.
4 applications on record at Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ
0decisions1extensions27documents2nearby
Flagged:Change of use
- Mar 2009OtherOutcome in report
Proposed general purpose agricultural building
- Documents
- 4 docs on file
- Reference
- H06-0159-09
- More recent applications — locked
- Change of UseAug 2021Decision
- ConditionsSept 2014Decision
+ 1 more application in the report
Unlock Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 4 applications on this property in full, plus 2 notable nearby
- The 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.8 km
Nursery — bus stop.
Closest school
1.0 km
Lutton St Nicholas Primary Academy. 4 schools nearby.
Nearest schools
- Lutton St Nicholas Primary AcademyPrimary982m
- University Academy Long SuttonSecondary1.8km
- Long Sutton County Primary SchoolPrimary2.0km
- Gedney Church End Primary AcademyPrimary2.1km
Nearest stops
- NurseryBus stop811m
- Primary SchoolBus stop950m
- Lutton Village DRTBus stop1.0km
- Jolly Crispin PHBus 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 0AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.8dB
Night-time· 23:00 – 07:00
36.2dB
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) wallsLow flood risk
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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£325k
1 Anvil Close, Gedney Dyke
PE12 0BG
3 bed2 bath
£298k
1 Centurion Street, Moulton Chapel
PE12 0FL
£349k
1 Broadgate, Whaplode Drove
PE12 0TN
£351k
1 Bells Drove, Sutton St James
PE12 0JG
3 bed2 bath
£289k
1 Cross Road, Sutton St Edmund
PE12 0LS
3 bed
£284k
1 Cornelius Close, Moulton Chapel
PE12 0FN
£281k
1 Blacksmith Cottages, Fen Gate, Moulton Chapel
PE12 0XL
£381k
1 Benton Close, Moulton Chapel
PE12 0QE
4 bed2 bath
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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 Rose Villa Farm is modelled from its 116 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 0AZ. 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 Rose Villa 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 Rose Villa Farm was lodged in January 2015 at band F and expired in January 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Rose Villa 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 14 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from PE12 0AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Rose Villa Farm, Gipsy Lane, Gedney, Spalding, PE12 0AZ. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 0AZSold prices, values and energy ratings for the postcode
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