What kind of home is Two Ways, Branches Lane, PE12 7BE?

Two Ways, Branches Lane, PE12 7BE is a semi-detached house.

What did Two Ways, Branches Lane, PE12 7BE sell for?

Two Ways, Branches Lane, PE12 7BE last sold for £95,000 in December 2019, around 6 years ago. Land Registry has 4 sales on record going back to £26,750 in December 1996. Source: HM Land Registry.

Has Two Ways, Branches Lane, PE12 7BE appreciated in value?

Across 4 sales between December 1996 and December 2019, Two Ways, Branches Lane, PE12 7BE rose from £26,750 to £95,000, a change of £68,250. That works out to roughly +5.7% per year compounded over 23 years. Source: HM Land Registry.

What is the EPC rating for Two Ways, Branches Lane, PE12 7BE?

The current EPC rating for Two Ways, Branches Lane, PE12 7BE is E with a score of 46 out of 100, lodged in August 2019. It has dropped from a D recorded in September 2012. The assessor estimates the property could reach a B. Source: EPC Register.

How big is Two Ways, Branches Lane, PE12 7BE?

Two Ways, Branches Lane, PE12 7BE has a recorded floor area of 60 m² (646 sq ft). That makes it about 50% smaller than the median EPC-recorded property in PE12 7BE. Source: EPC Register.

What heating system does Two Ways, Branches Lane, PE12 7BE use?

The latest EPC at Two Ways, Branches Lane, PE12 7BE records electricity as the main heating fuel. It is also flagged as connected to mains gas. Source: EPC Register.

What is the council tax band for Two Ways, Branches Lane, PE12 7BE?

Two Ways, Branches Lane, PE12 7BE is in council tax band A. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is Two Ways, Branches Lane, PE12 7BE in?

Two Ways, Branches Lane, PE12 7BE sits in Holbeach, Spalding, Spalding. It falls within the PE12 postcode district in Lincolnshire.

Is Two Ways, Branches Lane, PE12 7BE in a safe area?

Police records around Two Ways, Branches Lane, PE12 7BE show an average of 2 reported crimes per month over the last 10 months. Violent crime makes up roughly 26% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near Two Ways, Branches Lane, PE12 7BE?

The closest primary school to Two Ways, Branches Lane, PE12 7BE is The Holbeach William Stukeley Church of England Voluntary Aided Primary School (1.5km), one of 3 primaries within walking distance. The closest secondary is University Academy Holbeach (1.3km).

What is the nearest station to Two Ways, Branches Lane, PE12 7BE?

The closest bus stop to Two Ways, Branches Lane, PE12 7BE is Rowan Close, 166m away. In total there are 30 bus stops within the surrounding area.

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

4 sales on record1 planning record

Property type

Semi-detached

Habitable rooms

From EPC

Floor area

60 m²

646 sq ft

Energy rating

Score 46

Council tax

Band A

Tenure

Owner Occupied

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.

Across 1996–2019, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £144,000 sits 51.6% above the 2019 sale of £95,000. On a £-per-square-foot basis, the last sale (£147/sq ft) was about 18.8% above the typical sold price in the postcode. At 60 m² it sits well below the postcode median (119 m² across 13 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 77% of similar EPCs). Sold December 2019 for £95,000. Across the public record there are 4 sales, relatively high churn for a single property. One historical planning record sits against the property in 2005.

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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

E46

Main Heating

Electric

Main Fuel

Electric

Hot Water

Very Poor

Windows

Good

CO2 Emissions

5.8 t/year

Occupancy

Owner Occupied

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

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Early 20th centurySemi-Detached HouseEPC ELow flood risk

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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

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

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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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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has grown by over 3x since 1996.

Current estimate

£144,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.7% per year over 23 years.

See how we calculated this

Last sold (2019)

£95,000

Growth on file: 5.7% per year over 23 years.

Sales timeline

10 December 2019Most recent
£95,000
-4.0%over 15 years
9 November 2004
£99,000
+175.0%over 4 years
30 November 1999
£36,000
+34.6%over 2 years
20 December 1996
£26,750

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

Nearby sales in PE12 7BE

On the street

Versus other Branches Lane homes

Four headline reads against 13 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 122 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

5.8 t/year

Street avg 5.0 t/year

Below

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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The data behind every report

Comparables

Similar properties nearby

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

£145k

1 Albert Walk, Holbeach

PE12 7DP

£150k

1 Branches Lane, Holbeach

PE12 7BE

£151k

1 Allison Avenue, Holbeach

PE12 7BQ

£134k

1 Boston Road South, Holbeach

PE12 7LR

£129k

1 Arthurs Avenue, Holbeach

PE12 7LH

£163k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath

£163k

1 Church Street, Holbeach

PE12 7LL

2 bed

£126k

1 Cecil Pywell Avenue, Holbeach

PE12 7NA

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

2/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.

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· 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

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.