Model valuation£417,0008 Busby Close
Local market context
Sycamore Farm, Hillgate, Gedney Hill, Spalding, PE12 0NN
Estimated value
£321,000
- Since the 2012 sale (£185,000)+74%
- Against PE12 0NN's recent median (£330,000)-3%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
119 m²
1281 sq ft
Energy rating
E
Score 49
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
£321,000
- Against its 2012 sale (£185,000)+74%
- Against PE12 0NN's recent median (£330,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Sycamore Farm is modelled from its 119 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
119 m² from the EPC lodged in May 2026
Sales of this home
1 sale recorded, the latest in 2012
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 | 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.
Sycamore Farm valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 August 2012Most recent
£185,000
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 Sycamore Farm, 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 Sycamore Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Sycamore Farm is a detached house in Gedney Hill, Spalding, Spalding (PE12 0NN). It has a recorded floor area of 119 m² (around 1281 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2026) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on lpg. This certificate was lodged in the last six months, so the rating reflects current condition.
Today's modelled estimate of £321,000 sits 73.5% above the 2012 sale of £185,000. At 119 m² it's 21.4% larger than the typical home in the postcode (98 m² median across 23 EPCs). Last changed hands 14 years ago, in August 2012.
Before you decide
Everything you need to know about Sycamore Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
May 2026EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 May 2036
Planning history
Applications and permits filed against Sycamore Farm, Hillgate, Gedney Hill, Spalding, PE12 0NN, sourced from the PlanIt planning register.
Sycamore Farm 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 Hillgate homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Sycamore Farm outperforms the street on years held by a wide margin.
Price per m²
£1,555
Street avg £1,953
Floor Area
119 m²
Street avg 117 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.7 t/year
Street avg 6.4 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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£325k
1 Anvil Close, Gedney Dyke
PE12 0BG
3 bed2 bath
£298k
1 Centurion Street, Moulton Chapel
PE12 0FL
£349k
1 Broadgate, Whaplode Drove
PE12 0TN
£351k
1 Bells Drove, Sutton St James
PE12 0JG
3 bed2 bath
£289k
1 Cross Road, Sutton St Edmund
PE12 0LS
3 bed
£284k
1 Cornelius Close, Moulton Chapel
PE12 0FN
£281k
1 Blacksmith Cottages, Fen Gate, Moulton Chapel
PE12 0XL
£381k
1 Benton Close, Moulton Chapel
PE12 0QE
4 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 Sycamore Farm is modelled from its 119 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 Sycamore Farm. 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 Sycamore Farm was lodged in May 2026 at band E and is valid until May 2036. 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 Sycamore Farm. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Sycamore Farm, Hillgate, Gedney Hill, Spalding, PE12 0NN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 0NNSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- Sycamore Farm, Hillgate, Gedney Hill, Spalding valuationHow the estimate is built and what moves it
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