Model valuation£417,0008 Busby Close
Local market context
Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
1 planning record
Estimated value
£587,000
- Since the 2022 sale (£530,000)+11%
- Against PE12 6SR's recent median (£322,000)+82%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
142 m²
1528 sq ft
Energy rating
C
Score 71
Council tax
Band D
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
£587,000
- Against its 2022 sale (£530,000)+11%
- Against PE12 6SR's recent median (£322,000)+82%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Highfield Farm is modelled from its 142 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 6SR. 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
142 m² from the EPC lodged in February 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE12 6SR
5 sales, median £322,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
Latest sale on Highfield Farm was the highest on Land Registry record across the postcode.
Sales timeline
18 March 2022Most recent
£530,000
Median price across the last 5 sales in PE12 6SR: £322,000 (2025–2022).
Nearby sales in PE12 6SR
Mayberry House, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
Sold Sept 2025
£391,00018 Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
Sold Feb 2023
£191,000Duntankin, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
Sold Dec 2022
£332,000Scotia, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
Sold Sept 2022
£322,00015 Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
Sold Sept 2022
£175,000
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
One time fee only - money back guarantee
About Highfield Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Highfield Farm is a detached house in Whaplode St. Catherines, Spalding, Spalding (PE12 6SR). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (February 2022) shows a C (score 71). When first surveyed in July 2012 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Very Good, window efficiency went from Average to Very Good and hot-water efficiency went from Poor to Average; while roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 94), a 2-band jump. Main heating runs on electricity: electricity, unspecified tariff.
At 142 m² the property is well over the postcode median (77 m² across 43 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £587,000 is 10.8% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 227.3% above the typical sold price in the postcode. Sold March 2022 for £530,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2020.
Before you decide
Everything you need to know about Highfield Farm
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Highfield Farm ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 4)
Feb 2022
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
3.5 t/year
Occupancy
—
Certificate validity
Valid until 8 February 2032
Property Improvements
Changes detected from historical EPC data
May 2014from Jul 2012
EPC improved fromD58toF33
Heating Controls
Prog + TRVsThermostat
Heating controls changed
Hot Water
PoorGood
Hot water efficiency improved
Jun 2014from May 2014
EPC improved fromF33toD56
Heating Controls
ThermostatProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
GoodVery Good
Hot water efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Feb 2022from Jun 2014
EPC improved fromD56toC71
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Hot Water
SolarMain System
Hot water system changed
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR, sourced from the PlanIt planning register.
1 application on record at Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR
0decisions12documents
- Dec 2020ConversionFullOutcome in report
Barn Conversion
- Documents
- 12 docs on file
- Reference
- H23-0837-20
Unlock Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Cranesgate North homes
Four headline reads against 43 similar houses on this street, drawn from the latest EPC and Land Registry data.
Highfield Farm outperforms the street on price per m² by a wide margin.
Price per m²
£3,732
Street avg £1,377
Floor Area
142 m²
Street avg 90 m²
CO₂ Emissions
3.5 t/year
Street avg 4.7 t/year
Years Held
4 years
Street avg 13 years
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
0.5 km
7 Cranesgate North — bus stop.
Nearest stops
- 7 Cranesgate NorthBus stop512m
- Demand Responsive AreaBus stop665m
- Rose CrescentBus stop672m
- Cranesgate NorthBus stop710m
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 6SR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.6dB
Night-time· 23:00 – 07:00
36.6dB
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 CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£363k
1 Cobgate Close, Whaplode
PE12 6SX
5 bed
£353k
1 Buttercup Paddock, Whaplode
PE12 6UX
£351k
1 Beecham Court, Weston
PE12 6GG
£320k
1 Broad Lane, Moulton
PE12 6PN
£294k
1 Burnstone Gardens, Moulton
PE12 6PS
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 Highfield Farm is modelled from its 142 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 6SR. 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 Highfield 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 Highfield Farm was lodged in February 2022 at band C and is valid until February 2032. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Highfield 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. Schools and stops are measured in a straight line from PE12 6SR. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Highfield Farm is in council tax band D. 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 Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding, PE12 6SR. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE12 6SRSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- Highfield Farm, Cranesgate North, Whaplode St Catherines, Spalding valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales