Model valuation£417,0008 Busby Close
Local market context
Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE
5 sales on record1 planning record
Estimated value
£422,000
- Since the 2021 sale (£350,000)+21%
- Against PE12 0DE's recent median (£435,000)-3%
Newest record on this page: September 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
167 m²
1798 sq ft
Energy rating
C
Score 70
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
£422,000
- Against its 2021 sale (£350,000)+21%
- Against PE12 0DE's recent median (£435,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Harford Gate Cottage is modelled from its 167 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE12 0DE. 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
167 m² from the EPC lodged in July 2023
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in PE12 0DE
5 sales, median £435,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
Sale price has at least doubled since 2003.
Sales timeline
24 October 2021Most recent
£350,000
+42.9%over 11 years8 September 2010
£245,000
+4.3%over 3 years20 February 2007
£235,000
+9.3%over 1 year9 October 2005
£215,000
+22.9%over 2 years3 July 2003
£175,000
Median price across the last 5 sales in PE12 0DE: £435,000 (2023–2020).
Nearby sales in PE12 0DE
Broadgate House, Broadgate, Gedney, Spalding, PE12 0DE
Sold Sept 2023
£435,000Ivy House, Broadgate, Gedney, Spalding, PE12 0DE
Sold Apr 2021
£690,000Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE
Sold Apr 2021
£120,000The Elms, Broadgate, Gedney, Spalding, PE12 0DE
Sold Sept 2020
£445,000Manor House, Broadgate, Gedney, Spalding, PE12 0DE
Sold Jul 2019
£265,000
What this page doesn't show
1 potential issue has already been flagged for Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE. 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 Harford Gate Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Harford Gate Cottage is a detached house in Gedney, Spalding, Spalding (PE12 0DE). It has a recorded floor area of 167 m² (around 1798 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (July 2023) shows a C (score 70). When first surveyed in June 2010 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor; while roof efficiency dropped from Very Good to Good and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 99), a 2-band jump. Main heating runs on oil.
On energy efficiency it sits in the top 10% of properties in this postcode. Most recent transfer: October 2021 at £350,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2003–2021, sale prices on this property compounded at 3.9% per year. Today's modelled estimate of £422,000 is 20.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£195/sq ft) was about 48.4% above the typical sold price in the postcode. One historical planning record sits against the property in 2022.
Before you decide
Everything you need to know about Harford Gate Cottage
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.
Harford Gate Cottage ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 4)
Jul 2023
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 July 2033
Property Improvements
Changes detected from historical EPC data
Jan 2023from Oct 2020
EPC improved fromF38toE46
Hot Water
Main SystemImmersion
Hot water system changed
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
75%38%
Low energy lighting percentage decreased
Jul 2023from Jan 2023
EPC improved fromE46toC70
Hot Water
ImmersionSolar
Hot water system upgraded
Low Energy Lighting
38%100%
More low energy lighting installed
Renewable Energy
NoneSolar PV + Solar HW
Solar PV panels (50 kWp) and Solar water heating installed
Planning history
Applications and permits filed against Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE, sourced from the PlanIt planning register.
1 application on record at Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE
0decisions13documents2nearby
- Apr 2022RenovationFullOutcome in report
Renovations & alterations to dwelling
- Documents
- 13 docs on file
- Reference
- H06-0154-22
Unlock Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE'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 2 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Broadgate homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Harford Gate Cottage outperforms the street on co₂ emissions by a wide margin.
Price per m²
£2,096
Street avg £1,735
Floor Area
167 m²
Street avg 195 m²
Habitable Rooms
7 rooms
Street avg 8 rooms
CO₂ Emissions
5.2 t/year
Street avg 15.0 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
0.9 km
Demand Responsive Area — bus stop.
Closest school
1.2 km
Gedney Church End Primary Academy. 3 schools nearby.
Nearest schools
- Gedney Church End Primary AcademyPrimary1.2km
- Long Sutton County Primary SchoolPrimary2.0km
- Fleet Wood Lane SchoolPrimary2.1km
Nearest stops
- Demand Responsive AreaBus stop865m
- Batemans CloseBus stop1.1km
- St Mary Magdalene ChurchBus stop1.3km
- Linden HouseBus stop1.3km
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 0DE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.4dB
Night-time· 23:00 – 07:00
36.0dB
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-eraDetached HouseEPC CPre-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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£427k
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PE12 0BQ
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£431k
1 Bette Campling Close, Sutton St James
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3 bed2 bath
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£381k
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£478k
1 Braybrooks Way, Moulton Chapel
PE12 0QA
4 bed2 bath
£351k
1 Bells Drove, Sutton St James
PE12 0JG
3 bed2 bath
£349k
1 Broadgate, Whaplode Drove
PE12 0TN
£325k
1 Anvil Close, Gedney Dyke
PE12 0BG
3 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 Harford Gate Cottage is modelled from its 167 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE12 0DE. 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. 5 sales are recorded for Harford Gate 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 Harford Gate Cottage was lodged in July 2023 at band C and is valid until July 2033. 4 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 Harford Gate 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 30 stops listed are measured in a straight line from PE12 0DE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Harford Gate Cottage 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 Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE. Each answer is also embedded as structured data for search engines.
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