Model valuation£417,0008 Busby Close
Local market context
Peony Cottage, Church End, Gedney, Spalding, PE12 0BU
Estimated value
£225,000
- Since the 2022 sale (£215,000)+5%
- Against PE12 0BU's recent median (£235,000)-4%
Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
71 m²
764 sq ft
Energy rating
C
Score 71
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
£225,000
- Against its 2022 sale (£215,000)+5%
- Against PE12 0BU's recent median (£235,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Peony Cottage is modelled from its 71 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0BU. 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
71 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE12 0BU
5 sales, median £235,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
28 September 2022Most recent
£215,000
Median price across the last 5 sales in PE12 0BU: £235,000 (2023–2018).
Nearby sales in PE12 0BU
Rowan, Church End, Gedney, Spalding, PE12 0BU
Sold Nov 2023
£235,000The Pines, Church End, Gedney, Spalding, PE12 0BU
Sold Jul 2022
£260,000The Bungalow, Church End, Gedney, Spalding, PE12 0BU
Sold Aug 2021
£219,950Buckley House, Church End, Gedney, Spalding, PE12 0BU
Sold Oct 2018
£402,000The Beeches, Church End, Gedney, Spalding, PE12 0BU
Sold Aug 2018
£195,000
What this page doesn't show
1 potential issue has already been flagged for Peony Cottage, Church End, Gedney, Spalding, PE12 0BU. 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
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About Peony Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Peony Cottage is a semi-detached house in Gedney, Spalding, Spalding (PE12 0BU). It has a recorded floor area of 71 m² (around 764 sq ft) and construction records dating it to before 1900. The latest certificate (May 2022) shows a C (score 71). The recommended improvements would push it to B (score 86).
At 71 m² it sits well below the postcode median (108 m² across 15 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). On a £-per-square-foot basis, the last sale (£281/sq ft) was about 200.6% above the typical sold price in the postcode. Most recent transfer: September 2022 at £215,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Peony 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.
Current Certificate
May 2022EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 May 2032
Planning history
Applications and permits filed against Peony Cottage, Church End, Gedney, Spalding, PE12 0BU, sourced from the PlanIt planning register.
Peony 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 Church End homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Peony Cottage stands well clear of the street.
Price per m²
£3,028
Street avg £1,623
Floor Area
71 m²
Street avg 105 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.2 t/year
Street avg 5.5 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
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
St Mary Magdalene Church — bus stop.
Closest school
0.2 km
Gedney Church End Primary Academy. 3 schools nearby.
Nearest schools
- Gedney Church End Primary AcademyPrimary162m
- Fleet Wood Lane SchoolPrimary1.5km
- Long Sutton County Primary SchoolPrimary2.8km
Nearest stops
- St Mary Magdalene ChurchBus stop77m
- Topsgate HouseBus stop224m
- Batemans CloseBus stop418m
- SeaforthBus stop634m
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 0BU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Night-time· 23:00 – 07:00
41.0dB
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-eraSemi-Detached HouseEPC CPre-1919 buildSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919 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.
£228k
1 Bramley Meadows, Gedney
PE12 0BN
3 bed
£219k
1 Council House, Parsonage Lane, Sutton St James
PE12 0JA
£216k
1 Churchgate, Gedney
PE12 0BZ
3 bed
£207k
1 Cherry Close, Sutton St James
PE12 0FX
£247k
1 Ashtree Farm, Randall Bank, Moulton Eaugate
PE12 0RT
£250k
1 Church View, Topsgate, Gedney
PE12 0BS
3 bed
£264k
1 Chapel Gardens, Moulton Chapel
PE12 0XG
2 bed1 bath
£281k
1 Blacksmith Cottages, Fen Gate, Moulton Chapel
PE12 0XL
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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 Peony Cottage is modelled from its 71 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0BU. 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 Peony 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 Peony Cottage was lodged in May 2022 at band C and is valid until May 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 Peony 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 3 schools and 29 stops listed are measured in a straight line from PE12 0BU, 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 Peony Cottage, Church End, Gedney, Spalding, PE12 0BU. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 0BUSold prices, values and energy ratings for the postcode
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