Model valuation£417,0008 Busby Close
Local market context
Saddleback Barn, Broadgate, Gedney, Spalding, PE12 0DE
Notable views1 planning record
Estimated value
£800,000
- Since the 2001 sale (£59,000)+1256%
- Against PE12 0DE's recent median (£435,000)+84%
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
Bedrooms
7
Floor area
442 m²
4754 sq ft
Energy rating
D
Score 55
Council tax
Band G
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
£800,000
- Against its 2001 sale (£59,000)+1256%
- Against PE12 0DE's recent median (£435,000)+84%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Saddleback Barn is modelled from its 442 m² EPC floor area, its 1 recorded sale 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
442 m² from the EPC lodged in January 2009
Sales of this home
1 sale recorded, the latest in 2001
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.
Saddleback Barn's modelled value sits at over four times its earliest registered sale price (2001).
Sales timeline
1 May 2001Most recent
£59,000
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
£435,000Harford Gate Cottage, Broadgate, Gedney, Spalding, PE12 0DE
Sold Oct 2021
£350,000Ivy 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
£445,000
What this page doesn't show
1 potential issue has already been flagged for Saddleback Barn, 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 Saddleback Barn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Saddleback Barn is a seven-bedroom detached house in Gedney, Spalding, Spalding (PE12 0DE). It has a recorded floor area of 442 m² (around 4754 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (January 2009) shows a D (score 55), a step below the typical UK home. Main heating runs on oil. The latest certificate is from January 2009, so improvements made since then won't be reflected. Other recorded features include notable views, a conservatory, outbuildings and attached land beyond the plot.
It hasn't traded since May 2001, a hold of 25 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 442 m² the property is well over the postcode median (164 m² across 10 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). 7 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £800,000 sits 1255.9% above the 2001 sale of £59,000. On a £-per-square-foot basis, the last sale (£12/sq ft) was about 90.7% below the postcode norm. One historical planning record sits against the property in 2019.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms7
- EnsuiteYes
- ConservatoryYes
Outside
- GarageYes
- OutbuildingsYes
- LandYes
- Notable viewsYes
Building
- Heating systemOil
Before you decide
Everything you need to know about Saddleback Barn
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.
Saddleback Barn'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 28 Jan 2019
Current Certificate
Jan 2009EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 January 2019
Planning history
Applications and permits filed against Saddleback Barn, Broadgate, Gedney, Spalding, PE12 0DE, sourced from the PlanIt planning register.
1 application on record at Saddleback Barn, Broadgate, Gedney, Spalding, PE12 0DE
0decisions1extensions6documents2nearby
- Jan 2019ExtensionFullOutcome in report
Extensions forming link way between house and garage forming new entrance with a second extension to the rear forming snug area.
- Documents
- 6 docs on file
- Reference
- H06-1181-18
Unlock Saddleback Barn, 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 6 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.
Saddleback Barn is notably below the street on price per m².
Price per m²
£134
Street avg £2,015
Floor Area
442 m²
Street avg 167 m²
Habitable Rooms
11 rooms
Street avg 8 rooms
CO₂ Emissions
16.0 t/year
Street avg 13.9 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
Late 20th centuryDetached HouseEPC DDetached over 300m²Extended multiple times (2+ extensions)No mains gasPermanent outbuildingsLow flood risk
Because the property is a large detached home over 300m², has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£478k
1 Braybrooks Way, Moulton Chapel
PE12 0QA
4 bed2 bath
£431k
1 Bette Campling Close, Sutton St James
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3 bed2 bath
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1 Churchgate Mews, Gedney
PE12 0BQ
3 bed2 bath
£390k
1 Back Bank, Whaplode Drove
PE12 0TT
£381k
1 Benton Close, Moulton Chapel
PE12 0QE
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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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 Saddleback Barn is modelled from its 442 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for Saddleback Barn. 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 Saddleback Barn was lodged in January 2009 at band D and expired in January 2019, 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. 1 application is matched to Saddleback Barn. 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
- Saddleback Barn is in council tax band G. 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 Saddleback Barn, Broadgate, Gedney, Spalding, PE12 0DE. Each answer is also embedded as structured data for search engines.
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