Model valuation£417,0008 Busby Close
Local market context
13 Hillgate, Gedney Hill, Spalding, PE12 0NN
1 planning record
Estimated value
£219,000
- Since the 2017 sale (£165,000)+33%
- Against PE12 0NN's recent median (£330,000)-34%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
91 m²
980 sq ft
Energy rating
E
Score 41
Council tax
Band B
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
£219,000
- Against its 2017 sale (£165,000)+33%
- Against PE12 0NN's recent median (£330,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Hillgate is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0NN. 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
91 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2017
Recent sales in PE12 0NN
5 sales, median £330,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
13 Hillgate valuation sits well clear of the typical sold price in this postcode.
Sales timeline
31 August 2017Most recent
£165,000
Median price across the last 5 sales in PE12 0NN: £330,000 (2025–2021).
Nearby sales in PE12 0NN
21a, Hillgate, Gedney Hill, Spalding, PE12 0NN
Sold Mar 2025
£330,00021 Hillgate, Gedney Hill, Spalding, PE12 0NN
Sold Jun 2023
£370,00027 Hillgate, Gedney Hill, Spalding, PE12 0NN
Sold May 2022
£179,5014 Hillgate, Gedney Hill, Spalding, PE12 0NN
Sold Dec 2021
£455,00022 Hillgate, Gedney Hill, Spalding, PE12 0NN
Sold Nov 2021
£147,500
What this page doesn't show
1 potential issue has already been flagged for 13 Hillgate, Gedney Hill, Spalding, PE12 0NN. 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 13 Hillgate
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Hillgate is a three-bedroom detached house in Gedney Hill, Spalding, Spalding (PE12 0NN). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2025) shows an E (score 41), well below the UK norm with real room to improve. When first surveyed in November 2013 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £219,000 is 32.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£168/sq ft) was about 23.8% above the typical sold price in the postcode. Last changed hands 9 years ago, in August 2017. One historical planning record sits against the property in 2025.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 13 Hillgate
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.
13 Hillgate's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 5)
Jun 2025
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 June 2035
Property Improvements
Changes detected from historical EPC data
Feb 2015from Nov 2013
Hot Water
Very PoorAverage
Hot water efficiency improved
Mar 2015from Feb 2015
EPC improved fromF28toG15
Low Energy Lighting
30%0%
Low energy lighting percentage decreased
Mar 2015from Mar 2015
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Jun 2025from Mar 2015
EPC improved fromG19toE41
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricOil
Fuel source changed
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 13 Hillgate, Gedney Hill, Spalding, PE12 0NN, sourced from the PlanIt planning register.
1 application on record at 13 Hillgate, Gedney Hill, Spalding, PE12 0NN
0decisions1extensions6documents2nearby
- Jan 2025ExtensionAmendmentOutcome in report
Extension: Rear of property
Erection of rear extension
- Documents
- 6 docs on file
- Reference
- H07-0953-24
Unlock 13 Hillgate, Gedney Hill, Spalding, PE12 0NN'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 Hillgate homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 13 Hillgate runs well behind the street norm.
Price per m²
£1,813
Street avg £1,939
Floor Area
91 m²
Street avg 118 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
6.1 t/year
Street avg 6.3 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
0.1 km
Highstock Lane — bus stop.
Closest school
0.5 km
The Gedney Hill Church of England VC Primary School. 1 school nearby.
Nearest schools
- The Gedney Hill Church of England VC Primary SchoolPrimary457m
Nearest stops
- Highstock LaneBus stop99m
- Demand Responsive AreaBus stop183m
- Memorial HallBus stop184m
- West Drove NorthBus stop326m
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 0NN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
38.9dB
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 EPre-1919 buildNo mains gasSolid (non-cavity) walls
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 £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£216k
1 Churchgate, Gedney
PE12 0BZ
3 bed
£228k
1 Bramley Meadows, Gedney
PE12 0BN
3 bed
£250k
1 Church View, Topsgate, Gedney
PE12 0BS
3 bed
£289k
1 Cross Road, Sutton St Edmund
PE12 0LS
3 bed
£325k
1 Anvil Close, Gedney Dyke
PE12 0BG
3 bed2 bath
£351k
1 Bells Drove, Sutton St James
PE12 0JG
3 bed2 bath
£427k
1 Churchgate Mews, Gedney
PE12 0BQ
3 bed2 bath
£431k
1 Bette Campling Close, Sutton St James
PE12 0ED
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 13 Hillgate is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0NN. 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 13 Hillgate. 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 13 Hillgate was lodged in June 2025 at band E and is valid until June 2035. 5 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 13 Hillgate. 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 1 school and 18 stops listed are measured in a straight line from PE12 0NN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Hillgate is in council tax band B. 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 13 Hillgate, Gedney Hill, Spalding, PE12 0NN. Each answer is also embedded as structured data for search engines.
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