Model valuation£417,0008 Busby Close
Local market context
35 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
EPC B3 sales on record
Estimated value
£437,000
- Since the 2022 sale (£397,000)+10%
- Against PE12 0LS's recent median (£272,000)+61%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
173 m²
1862 sq ft
Energy rating
B
Score 84
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
£437,000
- Against its 2022 sale (£397,000)+10%
- Against PE12 0LS's recent median (£272,000)+61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Cross Road is modelled from its 173 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 0LS. 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
173 m² from the EPC lodged in July 2022
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in PE12 0LS
5 sales, median £272,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Latest sale on 35 Cross Road was the highest on Land Registry record across the postcode.
Sales timeline
11 August 2022Most recent
£397,000
+297.0%over 1 year25 July 2021
£100,000
+28.2%over 3 years4 January 2018
£78,000
Median price across the last 5 sales in PE12 0LS: £272,000 (2025–2021).
Nearby sales in PE12 0LS
8 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
Sold Oct 2025
£250,00045 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
Sold May 2023
£315,00043 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
Sold Aug 2022
£310,00049 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
Sold May 2021
£272,00047 Cross Road, Sutton St Edmund, Spalding, PE12 0LS
Sold Mar 2021
£238,000
What this page doesn't show
2 potential issues have already been flagged for 35 Cross Road, Sutton St Edmund, Spalding, PE12 0LS. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Recent ownership pattern worth a lookIn 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 35 Cross Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Cross Road is a detached house in Sutton St. Edmund, Spalding, Spalding (PE12 0LS). It has a recorded floor area of 173 m² (around 1862 sq ft) and construction records dating it to 2022. The latest certificate (July 2022) returns a B (score 84), comfortably above the UK average. The recommended improvements would push it to A (score 92). Main heating runs on electricity: electricity, unspecified tariff.
At 173 m² the property is well over the postcode median (97 m² across 25 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Across 2018–2022, sale prices on this property compounded at 42.4% per year. Today's modelled estimate of £437,000 is 10.1% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£213/sq ft) was about 45.7% above the typical sold price in the postcode. Most recent transfer: August 2022 at £397,000. 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 35 Cross Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyRecent ownership pattern worth a look
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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.
35 Cross Road ranks among the most efficient homes in the postcode for energy use.
Current Certificate
Jul 2022EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Very Good
CO2 Emissions
2.3 t/year
Occupancy
—
Certificate validity
Valid until 31 July 2032
Planning history
Applications and permits filed against 35 Cross Road, Sutton St Edmund, Spalding, PE12 0LS, sourced from the PlanIt planning register.
35 Cross Road 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 Cross Road homes
Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 35 Cross Road stands well clear of the street.
Price per m²
£2,295
Street avg £2,159
Floor Area
173 m²
Street avg 95 m²
CO₂ Emissions
2.3 t/year
Street avg 4.7 t/year
Years Held
4 years
Street avg 12 years
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
Demand Responsive Area — bus stop.
Nearest stops
- Demand Responsive AreaBus stop68m
- St Edmund's ChurchBus stop181m
- Chapel RoadBus stop449m
- Turkey FarmBus stop1.4km
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 0LS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Night-time· 23:00 – 07:00
36.6dB
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 2 HomeBuyer Report
21st centuryDetached HouseEPC BLow flood risk
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£431k
1 Bette Campling Close, Sutton St James
PE12 0ED
3 bed2 bath
£427k
1 Churchgate Mews, Gedney
PE12 0BQ
3 bed2 bath
£478k
1 Braybrooks Way, Moulton Chapel
PE12 0QA
4 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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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 35 Cross Road is modelled from its 173 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 0LS. 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. 3 sales are recorded for 35 Cross Road. 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 35 Cross Road was lodged in July 2022 at band B and is valid until July 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 35 Cross Road. 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. Schools and stops are measured in a straight line from PE12 0LS. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 35 Cross Road, Sutton St Edmund, Spalding, PE12 0LS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 0LSSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 35 Cross Road, Sutton St Edmund, Spalding valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales