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Two Ways, Branches Lane, Holbeach, Spalding, PE12 7BE

4 sales on record1 planning record

Estimated value

£138,000

  • Since the 2019 sale (£95,000)+45%
  • Against PE12 7BE's recent median (£179,000)-23%

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
Semi-detached
Habitable rooms
4
From EPC
Floor area
60 m²
646 sq ft
Energy rating
E
Score 46
Council tax
Band A
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

£138,000

  • Against its 2019 sale (£95,000)+45%
  • Against PE12 7BE's recent median (£179,000)-23%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Two Ways is modelled from its 60 m² EPC floor area, its 4 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

    60 m² from the EPC lodged in August 2019

  • Sales of this home

    4 sales recorded, the latest in 2019

  • Recent sales in PE12 7BE

    5 sales, median £179,000 (2024–2015)

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 applicationFull 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.

Sale price has grown by over 3x since 1996.

Sales timeline

  1. 10 December 2019Most recent

    £95,000

    -4.0%over 15 years

  2. 9 November 2004

    £99,000

    +175.0%over 4 years

  3. 30 November 1999

    £36,000

    +34.6%over 2 years

  4. 20 December 1996

    £26,750

Median price across the last 5 sales in PE12 7BE: £179,000 (2024–2015).

Risks

What this page doesn't show

2 potential issues have already been flagged for Two Ways, 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
  • 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 Two Ways

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

Two Ways is a semi-detached house in Holbeach, Spalding, Spalding (PE12 7BE). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (August 2019) shows an E (score 46), well below the UK norm with real room to improve. Earlier certificates rated it D (September 2012); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on electricity.

At 60 m² it sits well below the postcode median (116 m² across 14 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Sold December 2019 for £95,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2019, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £138,000 is 45.3% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£147/sq ft) was about 18.8% above the typical sold price in the postcode. One historical planning record sits against the property in 2005.

Before you decide

Everything you need to know about Two Ways

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

Signs of HMO activity in the areaLarger 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Aug 2019

EPC Rating

A
B
C
D
E
E46
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 25 August 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2019from Sept 2012
EPC improved fromD64toE46
Hot Water
AverageVery Poor

Hot water efficiency decreased

Windows
AverageGood

Window efficiency improved

Planning

Planning history

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

1 application on record at Two Ways, Branches Lane, Holbeach, Spalding, PE12 7BE

0decisions7documents6nearby
  1. Feb 2005
    OutbuildingFull
    Outcome in report

    Erection of garden shed

    Documents
    7 docs on file
    Reference
    H05-1680-04
    Full record in report

Unlock Two Ways, 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 1 application on this property in full, plus 6 notable nearby
  • The 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

Two Ways is notably below the street on floor area.

Price per m²

£1,583

Street avg £1,570

On par

Floor Area

60 m²

Street avg 121 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

5.8 t/year

Street avg 4.9 t/year

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

0.2 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 2 HomeBuyer Report

Early 20th centurySemi-Detached HouseEPC ELow flood risk

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£140k

1 Albert Walk, Holbeach

PE12 7DP

£129k

1 Boston Road South, Holbeach

PE12 7LR

£128k

1 Arthurs Avenue, Holbeach

PE12 7LH

£127k

1 Cecil Pywell Avenue, Holbeach

PE12 7NA

£150k

1 Branches Lane, Holbeach

PE12 7BE

£152k

1 Allison Avenue, Holbeach

PE12 7BQ

£120k

1 Albert Street, Holbeach

PE12 7DN

£161k

1 Church Street, Holbeach

PE12 7LL

2 bed

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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 Two Ways is modelled from its 60 m² EPC floor area, its 4 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. 4 sales are recorded for Two Ways. 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 Two Ways was lodged in August 2019 at band E and is valid until August 2029. 2 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 Two Ways. 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
Two Ways is in council tax band A. 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 Two Ways, Branches Lane, Holbeach, Spalding, PE12 7BE. Each answer is also embedded as structured data for search engines.

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