Model valuation£417,0008 Busby Close
Local market context
22 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
EPC B
Property type
Detached
Floor area
212 m²
2282 sq ft
Energy rating
B
Score 88
About 22 Highstock Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Highstock Lane is a detached house in Gedney Hill, Spalding, Spalding (PE12 0QG). It has a recorded floor area of 212 m² (around 2282 sq ft) and construction records dating it to 2022. The latest certificate (March 2022) returns a high B (score 88), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 93). Main heating runs on electricity: electricity, unspecified tariff.
At 212 m² the property is well over the postcode median (140 m² across 32 EPCs), placing it in the larger end of the local stock. Most recent transfer: December 2022 at £550,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about 22 Highstock Lane
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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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
Mar 2022EPC Rating
A
B
B88
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.0 t/year
Occupancy
—
Certificate validity
Valid until 15 March 2032
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21st centuryDetached HouseEPC B
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Planning history
Applications and permits filed against 22 Highstock Lane, Gedney Hill, Spalding, PE12 0QG, sourced from the PlanIt planning register.
22 Highstock Lane 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£599,000
Modelled from EPC, postcode comparables.
Last sold (2022)
£550,000
Recorded with HM Land Registry.
Sales timeline
20 December 2022Most recent
£550,000
Median price across the last 5 sales in PE12 0QG: £415,000 (2026–2024).
Nearby sales in PE12 0QG
14 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
Sold Mar 2026
£415,00044 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
Sold Nov 2025
£555,0007 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
Sold Feb 2025
£328,5003 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
Sold May 2024
£275,00037 Highstock Lane, Gedney Hill, Spalding, PE12 0QG
Sold Apr 2024
£481,800
Versus other Highstock Lane homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 22 Highstock Lane stands well clear of the street.
Price per m²
£2,594
Street avg £2,454
Floor Area
212 m²
Street avg 158 m²
CO₂ Emissions
2.0 t/year
Street avg 3.3 t/year
Years Held
4 years
Street avg 5 years
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£478k
1 Braybrooks Way, Moulton Chapel
PE12 0QA
4 bed2 bath
£431k
1 Bette Campling Close, Sutton St James
PE12 0ED
3 bed2 bath
£427k
1 Churchgate Mews, Gedney
PE12 0BQ
3 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
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
0.2 km
Duke's Head PH — bus stop.
Closest school
0.6 km
The Gedney Hill Church of England VC Primary School. 1 school nearby.
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 0QG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.1dB
Night-time· 23:00 – 07:00
38.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 22 Highstock Lane, Gedney Hill, Spalding, PE12 0QG. Each answer is also embedded as structured data for search engines.