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Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT

5 sales on record6 planning records

Estimated value

£351,000

  • Since the 2023 sale (£350,000)0%
  • Against PE12 0TT's recent median (£330,000)+6%

Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
123 m²
1324 sq ft
Energy rating
G
Score 16
Tenure
Owner Occupied
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Valuation

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

£351,000

  • Against its 2023 sale (£350,000)0%
  • Against PE12 0TT's recent median (£330,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Highbury Cottage is modelled from its 123 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE12 0TT. 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

    123 m² from the EPC lodged in April 2023

  • Sales of this home

    5 sales recorded, the latest in 2023

  • Recent sales in PE12 0TT

    5 sales, median £330,000 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 6 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Highbury Cottage has more than doubled in price since the earliest registered sale in 2005.

Sales timeline

  1. 10 August 2023Most recent

    £350,000

    +30.4%over 5 years

  2. 7 June 2018

    £268,500

    +42.4%over 4 years

  3. 5 June 2014

    £188,500

    +255.7%over 2 years

  4. 23 February 2012

    £53,000

    -60.7%over 7 years

  5. 12 January 2005

    £135,000

Median price across the last 5 sales in PE12 0TT: £330,000 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT. 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

Overview

About Highbury Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Highbury Cottage is a detached house in Whaplode Drove, Spalding, Spalding (PE12 0TT). It has a recorded floor area of 123 m² (around 1324 sq ft) and construction records dating it to before 1900. The latest certificate (April 2023) shows a G (score 16), near the bottom of the EPC scale. Earlier certificates rated it E (April 2013); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 55), a 3-band jump. Main heating runs on bottled lpg.

At 123 m² it's 17.4% smaller than the typical home in the postcode (149 m² median across 11 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: August 2023 at £350,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 2005–2023, sale prices on this property compounded at 5.3% per year. On a £-per-square-foot basis, the last sale (£264/sq ft) was about 39.7% above the typical sold price in the postcode. 6 planning records sit against the property, 0 approved, 0 refused.

Before you decide

Everything you need to know about Highbury 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.

Highbury Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Apr 2023

EPC Rating

A
B
C
D
E
F
G
G16
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 April 2033

6 years remaining
Planning

Planning history

Applications and permits filed against Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT, sourced from the PlanIt planning register.

6 applications on record at Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT

0decisions2extensions37documents2nearby
Flagged:Retrospective
  1. Jul 2010
    New BuildFull
    Outcome in report

    Demolition of existing house and erection of pair of semi-detached dwellings, including car parking

    Documents
    4 docs on file
    Reference
    H23-0337-10
    Full record in report
  2. More recent applications — locked
  3. FullDecision
  4. FullDecision

+ 3 more applications in the report

Unlock Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 6 applications on this property in full, plus 2 notable nearby
  • The 37 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Back Bank homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

Highbury Cottage outperforms the street on price per m² by a wide margin.

Price per m²

£2,846

Street avg £2,140

Strongly above

Floor Area

123 m²

Street avg 144 m²

Below

Habitable Rooms

5 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

6.1 t/year

Street avg 6.4 t/year

Above
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

0.4 km

Demand Responsive Area — bus stop.

Closest school

1.0 km

Shepeau Stow Primary School. 2 schools nearby.

Nearest schools

  • Shepeau Stow Primary SchoolPrimary1.0km
  • The Gedney Hill Church of England VC Primary SchoolPrimary3.0km

Nearest stops

  • Demand Responsive AreaBus stop445m
  • Post OfficeBus stop518m
  • Bus ShelterBus stop677m
  • Drove RoadBus stop721m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE12 0TT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 0TT

Daytime· 07:00 – 23:00

43.7dB

Low
Night-time road noise heatmap for PE12 0TT

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
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC GPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) wallsLow flood risk

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£381k

1 Benton Close, Moulton Chapel

PE12 0QE

4 bed2 bath
£390k

1 Back Bank, Whaplode Drove

PE12 0TT

£298k

1 Centurion Street, Moulton Chapel

PE12 0FL

£289k

1 Cross Road, Sutton St Edmund

PE12 0LS

3 bed
£427k

1 Churchgate Mews, Gedney

PE12 0BQ

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Highbury Cottage is modelled from its 123 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in PE12 0TT. 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. 5 sales are recorded for Highbury Cottage. 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 Highbury Cottage was lodged in April 2023 at band G and is valid until April 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to Highbury Cottage. 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 2 schools and 20 stops listed are measured in a straight line from PE12 0TT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Highbury Cottage, Back Bank, Whaplode Drove, Spalding, PE12 0TT. Each answer is also embedded as structured data for search engines.

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