Model valuation£417,0008 Busby Close
Local market context
Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE
5 sales on record2 planning records
Estimated value
£173,000
- Since the 2021 sale (£120,000)+44%
- Against PE12 0DE's recent median (£435,000)-60%
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
4
From EPC
Floor area
73 m²
786 sq ft
Energy rating
F
Score 27
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
£173,000
- Against its 2021 sale (£120,000)+44%
- Against PE12 0DE's recent median (£435,000)-60%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow Cottage is modelled from its 73 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
73 m² from the EPC lodged in November 2020
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 of 2 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.
Sale price has grown by over 3x since 1996.
Sales timeline
11 April 2021Most recent
£120,000
-20.3%over 16 years30 June 2004
£150,500
+58.4%over 1 year24 January 2003
£95,000
+35.8%over 1 year10 May 2001
£69,950
+84.1%over 5 years18 April 1996
£38,000
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
£690,000The 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 Willow 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 Willow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Cottage is a detached house in Gedney, Spalding, Spalding (PE12 0DE). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (November 2020) shows an F (score 27), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 72), a 3-band jump. Main heating runs on oil.
At 73 m² it sits well below the postcode median (166 m² across 10 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Last sale on file: £120,000 in April 2021. 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. 2 planning records sit against the property, 0 approved, 0 refused. Across 1996–2021, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £173,000 is 44.2% above the 2021 sale price.
Before you decide
Everything you need to know about Willow 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.
Willow Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Nov 2020EPC Rating
A
B
C
D
E
F
F27
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
8.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 November 2030
Planning history
Applications and permits filed against Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE, sourced from the PlanIt planning register.
2 applications on record at Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE
0decisions16documents2nearby
Flagged:RetrospectiveChange of use
- Jun 2003FullOutcome in report
Formation of new vehicular access (including closure of existing)
- Documents
- 6 docs on file
- Reference
- H06-0520-03
- More recent applications — locked
- Change of UseJan 2005Decision
Unlock Willow 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 2 applications on this property in full, plus 2 notable nearby
- The 16 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.
Floor Area for Willow Cottage lags the street by a wide margin.
Price per m²
£1,644
Street avg £1,800
Floor Area
73 m²
Street avg 204 m²
Habitable Rooms
4 rooms
Street avg 8 rooms
CO₂ Emissions
8.1 t/year
Street avg 14.7 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 FPre-1919 buildNo mains gasSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£176k
1 Coronation Avenue, Throckenholt
PE12 0QT
£160k
1 Common Bank, Throckenholt
PE12 0QX
£151k
1 Albert Avenue, Gedney
PE12 0AB
£150k
1 Campbell Place, Holbeach Drove
PE12 0PU
£148k
1 Coopers Close, Whaplode Drove
PE12 0TL
£207k
1 Cherry Close, Sutton St James
PE12 0FX
£141k
1 Chapel Gate, Whaplode Drove
PE12 0TR
£216k
1 Churchgate, Gedney
PE12 0BZ
3 bed
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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 Willow Cottage is modelled from its 73 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 Willow 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 Willow Cottage was lodged in November 2020 at band F and is valid until November 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Willow 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
- Willow 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 Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE. Each answer is also embedded as structured data for search engines.
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