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Willow Cottage, Broadgate, Gedney, Spalding, PE12 0DE

5 sales on record2 planning records
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
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Overview

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 2020

EPC 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

4 years remaining
SDL Surveying

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

Planning

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
  1. Jun 2003
    Full
    Outcome in report

    Formation of new vehicular access (including closure of existing)

    Documents
    6 docs on file
    Reference
    H06-0520-03
    Full record in report
  2. More recent applications — locked
  3. Change of UseDecision

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
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has grown by over 3x since 1996.

Current estimate

£173,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.7% per year over 25 years.

See how we calculated this
Last sold (2021)

£120,000

Growth on file: 4.7% per year over 25 years.

Sales timeline

  1. 11 April 2021Most recent

    £120,000

    -20.3%over 16 years

  2. 30 June 2004

    £150,500

    +58.4%over 1 year

  3. 24 January 2003

    £95,000

    +35.8%over 1 year

  4. 10 May 2001

    £69,950

    +84.1%over 5 years

  5. 18 April 1996

    £38,000

Median price across the last 5 sales in PE12 0DE: £435,000 (2023–2020).

On the street

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

On par

Floor Area

73 m²

Street avg 204 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 8 rooms

Strongly below

CO₂ Emissions

8.1 t/year

Street avg 14.7 t/year

Above
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

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

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
Area

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.
Full Spalding report

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.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for PE12 0DE

Daytime· 07:00 – 23:00

43.4dB

Low
Night-time road noise heatmap for PE12 0DE

Night-time· 23:00 – 07:00

36.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.