Model valuation£417,0008 Busby Close
Local market context
8 Albert Street, Holbeach, Spalding, PE12 7DN
3 sales on record3 planning records
Estimated value
£121,000
- Since the 2021 sale (£95,000)+27%
- Against PE12 7DN's recent median (£130,000)-7%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
3
From EPC
Floor area
56 m²
603 sq ft
Energy rating
F
Score 26
Council tax
Band A
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
£121,000
- Against its 2021 sale (£95,000)+27%
- Against PE12 7DN's recent median (£130,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Albert Street is modelled from its 56 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 7DN. 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
56 m² from the EPC lodged in June 2026
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in PE12 7DN
5 sales, median £130,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
8 Albert Street's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
19 August 2021Most recent
£95,000
+66.7%over 7 years25 February 2014
£57,000
-28.3%over 7 years10 March 2006
£79,500
Median price across the last 5 sales in PE12 7DN: £130,000 (2026–2022).
Nearby sales in PE12 7DN
18 Albert Street, Holbeach, Spalding, PE12 7DN
Sold Feb 2026
£162,50023a, Albert Street, Holbeach, Spalding, PE12 7DN
Sold Jul 2023
£118,75023b, Albert Street, Holbeach, Spalding, PE12 7DN
Sold Apr 2023
£118,75024 Albert Street, Holbeach, Spalding, PE12 7DN
Sold Jul 2022
£135,00022 Albert Street, Holbeach, Spalding, PE12 7DN
Sold Jan 2022
£130,000
What this page doesn't show
2 potential issues have already been flagged for 8 Albert Street, Holbeach, Spalding, PE12 7DN. 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
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About 8 Albert Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Albert Street is a semi-detached house in Holbeach, Spalding, Spalding (PE12 7DN). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (June 2026) shows an F (score 26), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since May 2021. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Poor; while hot-water efficiency dropped from Average to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would lift it to C (score 80), a 3-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
At 56 m² it sits well below the postcode median (92 m² across 25 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 0 approved, 0 refused. The record references listed-building consent, which constrain future alterations. Across 2006–2021, sale prices on this property compounded at 1.2% per year. Today's modelled estimate of £121,000 is 27.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£158/sq ft) was about 52.6% above the typical sold price in the postcode. Most recent transfer: August 2021 at £95,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 8 Albert Street
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
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
8 Albert Street sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Jun 2026
EPC Rating
A
B
C
D
E
F
F26
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 June 2036
Property Improvements
Changes detected from historical EPC data
Jun 2026from May 2021
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualThermostat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
80%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Albert Street, Holbeach, Spalding, PE12 7DN, sourced from the PlanIt planning register.
8 Albert Street has a listed-building consent on record — alterations to a listed property are tightly controlled.
3 applications on record at 8 Albert Street, Holbeach, Spalding, PE12 7DN
0decisions25documents6nearby
Flagged:RetrospectiveListed building
- Nov 2012RenovationHeritageOutcome in report
Replacement UPVC windows and door (retrospective)
RetrospectiveNew Windows- Documents
- 6 docs on file
- Reference
- H09-0727-12
- More recent applications — locked
- RenovationOct 2014Decision
- RenovationSept 2013Decision
Unlock 8 Albert Street, Holbeach, Spalding, PE12 7DN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 3 applications on this property in full, plus 6 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Albert Street homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Albert Street is notably below the street on epc rating.
Price per m²
£1,696
Street avg £1,419
Floor Area
56 m²
Street avg 106 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
1.5 t/year
Street avg 5.1 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
0.1 km
Chancery Lane — bus stop.
Closest school
0.4 km
The Holbeach William Stukeley Church of England Voluntary Aided Primary School. 5 schools nearby.
Nearest schools
- The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary359m
- University Academy HolbeachSecondary684m
- Holbeach Primary AcademyPrimary797m
- Holbeach Bank Primary AcademyPrimary2.9km
Nearest stops
- Chancery LaneBus stop131m
- All Saints ChurchBus stop150m
- Carter's ParkBus stop174m
- Interchange ShelterBus stop196m
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 7DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
40.5dB
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-eraSemi-Detached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£120k
1 Albert Street, Holbeach
PE12 7DN
£117k
1 Belle Vue Close, Holbeach
PE12 7ND
£127k
1 Cecil Pywell Avenue, Holbeach
PE12 7NA
£128k
1 Arthurs Avenue, Holbeach
PE12 7LH
£129k
1 Boston Road South, Holbeach
PE12 7LR
£109k
1 Barrington Gate, Holbeach
PE12 7DA
£109k
1 Church Walk, Holbeach
PE12 7DT
£140k
1 Albert Walk, Holbeach
PE12 7DP
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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 8 Albert Street is modelled from its 56 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 7DN. 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 8 Albert Street. 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 8 Albert Street was lodged in June 2026 at band F and is valid until June 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 8 Albert Street. 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 5 schools and 30 stops listed are measured in a straight line from PE12 7DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Albert Street 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Albert Street, Holbeach, Spalding, PE12 7DN. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 7DNSold prices, values and energy ratings for the postcode
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- 8 Albert Street, Holbeach, Spalding valuationHow the estimate is built and what moves it
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