Model valuation£417,0008 Busby Close
Local market context
16 Backgate, Cowbit, Spalding, PE12 6AP
3 sales on record1 planning record
Estimated value
£393,000
- Since the 2014 sale (£310,000)+27%
- Against PE12 6AP's recent median (£325,000)+21%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
153 m²
1647 sq ft
Energy rating
D
Score 68
Council tax
Band C
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
£393,000
- Against its 2014 sale (£310,000)+27%
- Against PE12 6AP's recent median (£325,000)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Backgate is modelled from its 153 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 6AP. 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
153 m² from the EPC lodged in November 2013
Sales of this home
3 sales recorded, the latest in 2014
Recent sales in PE12 6AP
5 sales, median £325,000 (2025–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
Sale price has at least doubled since 2008.
Sales timeline
18 December 2014Most recent
£310,000
+138.5%over 5 years30 September 2009
£130,000
-13.3%over 12 months1 October 2008
£150,000
Median price across the last 5 sales in PE12 6AP: £325,000 (2025–2025).
Nearby sales in PE12 6AP
59 Backgate, Cowbit, Spalding, PE12 6AP
Sold Oct 2025
£360,0004a, Backgate, Cowbit, Spalding, PE12 6AP
Sold May 2025
£325,00063 Backgate, Cowbit, Spalding, PE12 6AP
Sold May 2025
£170,00039 Backgate, Cowbit, Spalding, PE12 6AP
Sold Apr 2025
£275,0004b, Backgate, Cowbit, Spalding, PE12 6AP
Sold Mar 2025
£340,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 16 Backgate
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Backgate is a three-bedroom detached house in Cowbit, Spalding, Spalding (PE12 6AP). It has a recorded floor area of 153 m² (around 1647 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2013) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from November 2013, so improvements made since then won't be reflected.
At 153 m² the property is well over the postcode median (116 m² across 58 EPCs), placing it in the larger end of the local stock. 12 years since the last transfer (December 2014). Across 2008–2014, sale prices on this property compounded at 12.4% per year. Today's modelled estimate of £393,000 is 26.8% above the 2014 sale price. One historical planning record sits against the property in 2015.
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
- Bathrooms2
Outside
- Private gardenYes
- GarageSingle
Building
- RefurbishedYes
Before you decide
Everything you need to know about 16 Backgate
The true value, the hidden risks and the full sale history, in one report.
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 November 2023
Planning history
Applications and permits filed against 16 Backgate, Cowbit, Spalding, PE12 6AP, sourced from the PlanIt planning register.
1 application on record at 16 Backgate, Cowbit, Spalding, PE12 6AP
0decisions7documents
- Jun 2015FullOutcome in report
Proposed 2 metre high boundary wall
- Documents
- 7 docs on file
- Reference
- H01-0144-15
Unlock 16 Backgate, Cowbit, Spalding, PE12 6AP's full planning history
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- Every decision — granted, refused or withdrawn
- All 1 application on this property in full
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Backgate homes
Four headline reads against 58 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 16 Backgate stands well clear of the street.
Price per m²
£2,026
Street avg £2,259
Floor Area
153 m²
Street avg 129 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.3 t/year
Street avg 4.9 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.
Crime
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Barrier Bank — bus stop.
Closest school
0.7 km
The Cowbit St Mary's Church of England Academy. 2 schools nearby.
Nearest schools
- The Cowbit St Mary's Church of England AcademyPrimary680m
- Weston Hills CofE Primary SchoolPrimary2.5km
Nearest stops
- Barrier BankBus stop311m
- Ye Old Dun Cow PHBus stop321m
- BackgateBus stop412m
- Clarkson AvenueBus stop610m
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 6AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.4dB
Night-time· 23:00 – 07:00
44.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th centuryDetached BungalowEPC DLow flood risk
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£265k
1 Ash Tree Drive, Cowbit
PE12 6XQ
3 bed1 bath
£227k
1 Bass Cottages, Hallgate, Weston
PE12 6RH
3 bed
£378k
1 Ash Close
PE12 6FE
4 bed3 bath
£375k
1 Armstrongs Close, Weston
PE12 6JG
4 bed2 bath
£372k
1 Carisbrooke Way, Weston Hills
PE12 6DS
4 bed2 bath
£201k
1 Carrington Road, Moulton Seas End
PE12 6LS
3 bed1 bath
£294k
1 Cleveland Close
PE12 6BE
4 bed2 bath
£229k
1 Cobgate, Whaplode
PE12 6TD
2 bed1 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 16 Backgate is modelled from its 153 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 6AP. 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. 3 sales are recorded for 16 Backgate. 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 16 Backgate was lodged in November 2013 at band D and expired in November 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 Backgate. 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 17 stops listed are measured in a straight line from PE12 6AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Backgate 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Backgate, Cowbit, Spalding, PE12 6AP. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 6APSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 16 Backgate, Cowbit, Spalding valuationHow the estimate is built and what moves it
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