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11 Branches Lane, Holbeach, Spalding, PE12 7BE

2 planning records

Estimated value

£233,000

  • Since the 2007 sale (£167,000)+40%
  • Against PE12 7BE's recent median (£150,000)+55%

Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
3
Floor area
95 m²
1023 sq ft
Energy rating
D
Score 66
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

£233,000

  • Against its 2007 sale (£167,000)+40%
  • Against PE12 7BE's recent median (£150,000)+55%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Branches Lane is modelled from its 95 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7BE. 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

    95 m² from the EPC lodged in August 2013

  • Sales of this home

    2 sales recorded, the latest in 2007

  • Recent sales in PE12 7BE

    5 sales, median £150,000 (2024–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 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.

11 Branches Lane changed hands twice within eighteen months — unusual for the area.

Sales timeline

  1. 28 June 2007Most recent

    £167,000

    +39.2%over 1 year

  2. 2 March 2006

    £119,995

Median price across the last 5 sales in PE12 7BE: £150,000 (2024–2016).

Risks

What this page doesn't show

3 potential issues have already been flagged for 11 Branches Lane, Holbeach, Spalding, PE12 7BE. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn report
  • Recent ownership pattern worth a lookIn 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 11 Branches Lane

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

11 Branches Lane is a three-bedroom detached house in Holbeach, Spalding, Spalding (PE12 7BE). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2013) shows a D (score 66), 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 August 2013, so improvements made since then won't be reflected.

It hasn't traded since June 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2006–2007, sale prices on this property compounded at 28.4% per year. Today's modelled estimate of £233,000 is 39.5% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 31.8% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused. At 95 m² it's 18.1% smaller than the typical home in the postcode (116 m² median across 14 EPCs).

Specifications

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
Before you decide

Everything you need to know about 11 Branches Lane

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearbyRecent ownership pattern worth a look

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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.

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 26 Aug 2023

Current Certificate
Aug 2013

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 26 August 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 11 Branches Lane, Holbeach, Spalding, PE12 7BE, sourced from the PlanIt planning register.

11 Branches Lane has 2 separate extension applications on the council record.

2 applications on record at 11 Branches Lane, Holbeach, Spalding, PE12 7BE

0decisions2extensions7documents6nearby
  1. Mar 2016
    ExtensionFull
    Outcome in report

    Extension: Single storey

    Single storey extension to dwelling

    Documents
    4 docs on file
    Reference
    H05-0122-16
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 11 Branches Lane, Holbeach, Spalding, PE12 7BE's full planning history

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

  • Every decision — granted, refused or withdrawn
  • All 2 applications on this property in full, plus 6 notable nearby
  • The 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Branches Lane homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

11 Branches Lane outperforms the street on years held by a wide margin.

Price per m²

£1,758

Street avg £1,548

Above

Floor Area

95 m²

Street avg 119 m²

Below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

3.8 t/year

Street avg 5.1 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

0.2 km

Rowan Close — bus stop.

Closest school

1.3 km

University Academy Holbeach. 4 schools nearby.

Nearest schools

  • University Academy HolbeachSecondary1.3km
  • The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary1.5km
  • Holbeach Primary AcademyPrimary1.6km
  • Fleet Wood Lane SchoolPrimary1.8km

Nearest stops

  • Rowan CloseBus stop166m
  • Foxes Low Road JunctionBus stop464m
  • Mattimore DriveBus stop639m
  • DamgateBus stop666m

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 7BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 7BE

Daytime· 07:00 – 23:00

47.5dB

Low
Night-time road noise heatmap for PE12 7BE

Night-time· 23:00 – 07:00

38.7dB

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

Early 20th centuryDetached BungalowEPC DExtended multiple times (2+ extensions)Low flood risk

Because the property has been extended more than once, 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.
£185k

1 Broome Way, Holbeach

PE12 7JZ

3 bed1 bath
£178k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed
£208k

1 Cedar Drive, Holbeach

PE12 7JP

2 bed
£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed
£168k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath
£161k

1 Church Street, Holbeach

PE12 7LL

2 bed
£230k

1 Barretts Close, Holbeach

PE12 7LU

£230k

1 Chestnut Avenue, Holbeach

PE12 7NE

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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 11 Branches Lane is modelled from its 95 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7BE. 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. 2 sales are recorded for 11 Branches Lane. 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 11 Branches Lane was lodged in August 2013 at band D and expired in August 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. 2 applications are matched to 11 Branches Lane. 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 4 schools and 30 stops listed are measured in a straight line from PE12 7BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
11 Branches Lane 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 11 Branches Lane, Holbeach, Spalding, PE12 7BE. Each answer is also embedded as structured data for search engines.

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