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Willow Tree Farm, Fen Gate, Moulton Chapel, Spalding, PE12 0XL

Estimated value

£286,000

  • Since the 2009 sale (£108,500)+164%
  • Against PE12 0XL's recent median (£494,995)-42%

Newest record on this page: June 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
7
From EPC
Floor area
185 m²
1991 sq ft
Energy rating
F
Score 27
Council tax
Band C
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

£286,000

  • Against its 2009 sale (£108,500)+164%
  • Against PE12 0XL's recent median (£494,995)-42%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow Tree Farm is modelled from its 185 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0XL. 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

    185 m² from the EPC lodged in January 2015

  • Sales of this home

    1 sale recorded, the latest in 2009

  • Recent sales in PE12 0XL

    5 sales, median £494,995 (2026–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.

Sales timeline

  1. 6 January 2009Most recent

    £108,500

Median price across the last 5 sales in PE12 0XL: £494,995 (2026–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow Tree Farm, Fen Gate, Moulton Chapel, Spalding, PE12 0XL. 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 Willow Tree Farm

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

Willow Tree Farm is a detached house in Moulton Chapel, Spalding, Spalding (PE12 0XL). It has a recorded floor area of 185 m² (around 1991 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2015) shows an F (score 27), near the bottom of the EPC scale. When first surveyed in January 2015 the rating was G, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Very Good. The recommended improvements would lift it to A (score 93), a 5-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected.

It hasn't traded since January 2009, a hold of 18 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 185 m² it's 16.4% larger than the typical home in the postcode (159 m² median across 29 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £286,000 sits 163.6% above the 2009 sale of £108,500. On a £-per-square-foot basis, the last sale (£54/sq ft) was about 57.2% below the postcode norm.

Before you decide

Everything you need to know about Willow Tree Farm

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.

Willow Tree Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 24 Jan 2025

Current Certificate(1 of 2)
Jan 2015

EPC Rating

A
B
C
D
E
F
F27
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Good
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 24 January 2025

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Jan 2015from Jan 2015
EPC improved fromG16toF27
Roof Insulation
UninsulatedWell Insulated

Loft insulation installed or upgraded to 250mm+

Planning

Planning history

Applications and permits filed against Willow Tree Farm, Fen Gate, Moulton Chapel, Spalding, PE12 0XL, sourced from the PlanIt planning register.

Willow Tree 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.

On the street

Versus other Fen Gate homes

Four headline reads against 29 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Willow Tree Farm lags the street by a wide margin.

Price per m²

£586

Street avg £1,903

Strongly below

Floor Area

185 m²

Street avg 158 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

On par

CO₂ Emissions

16.0 t/year

Street avg 6.5 t/year

Strongly below
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

Thorpe Avenue — bus stop.

Closest school

1.0 km

Moulton Chapel Primary School. 2 schools nearby.

Nearest schools

  • Moulton Chapel Primary SchoolPrimary1.0km
  • Weston Hills CofE Primary SchoolPrimary2.4km

Nearest stops

  • Thorpe AvenueBus stop369m
  • Demand Responsive AreaBus stop525m
  • ChurchBus stop657m
  • Cekhira AvenueBus stop686m

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 0XL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 0XL

Daytime· 07:00 – 23:00

43.2dB

Low
Night-time road noise heatmap for PE12 0XL

Night-time· 23:00 – 07:00

36.9dB

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 FPre-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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£284k

1 Cornelius Close, Moulton Chapel

PE12 0FN

£289k

1 Cross Road, Sutton St Edmund

PE12 0LS

3 bed
£281k

1 Blacksmith Cottages, Fen Gate, Moulton Chapel

PE12 0XL

£298k

1 Centurion Street, Moulton Chapel

PE12 0FL

£264k

1 Chapel Gardens, Moulton Chapel

PE12 0XG

2 bed1 bath
£325k

1 Anvil Close, Gedney Dyke

PE12 0BG

3 bed2 bath
£250k

1 Church View, Topsgate, Gedney

PE12 0BS

3 bed
£247k

1 Ashtree Farm, Randall Bank, Moulton Eaugate

PE12 0RT

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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 Willow Tree Farm is modelled from its 185 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 0XL. 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 Willow Tree 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 Willow Tree Farm was lodged in January 2015 at band F and expired in January 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Willow Tree 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 2 schools and 12 stops listed are measured in a straight line from PE12 0XL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Willow Tree Farm is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Tree Farm, Fen Gate, Moulton Chapel, Spalding, PE12 0XL. Each answer is also embedded as structured data for search engines.

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