Model valuation£417,0008 Busby Close
Local market context
The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT
12 planning records
Estimated value
£606,000
- Since the 2020 sale (£495,000)+22%
- Against PE12 7DT's recent median (£46,000)+1217%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
282 m²
3035 sq ft
Energy rating
D
Score 60
Council tax
Band F
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
£606,000
- Against its 2020 sale (£495,000)+22%
- Against PE12 7DT's recent median (£46,000)+1217%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Vicarage is modelled from its 282 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7DT. 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
282 m² from the EPC lodged in April 2018
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in PE12 7DT
4 sales, median £46,000 (2004–1995)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 12 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
27 July 2020Most recent
£495,000
+57.1%over 7 years20 June 2013
£315,000
Median price across the last 4 sales in PE12 7DT: £46,000 (2004–1995).
What this page doesn't show
2 potential issues have already been flagged for The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT. 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 The Vicarage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Vicarage is a detached house in Holbeach, Spalding, Spalding (PE12 7DT). It has a recorded floor area of 282 m² (around 3035 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (April 2018) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in November 2011 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Poor and hot-water efficiency went from Average to Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 282 m² the property is well over the postcode median (62 m² across 5 EPCs), placing it in the larger end of the local stock. 12 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. Across 2013–2020, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £606,000 is 22.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 332.1% above the typical sold price in the postcode. Sold July 2020 for £495,000.
Before you decide
Everything you need to know about The Vicarage
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.
The Vicarage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Apr 2018
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 April 2028
Property Improvements
Changes detected from historical EPC data
Apr 2018from Nov 2011
EPC improved fromF37toD60
Hot Water
AverageGood
Hot water efficiency improved
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT, sourced from the PlanIt planning register.
The Vicarage sits within a conservation area — exterior works face additional planning controls.
12 applications on record at The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT
0decisions74documents6nearby
Flagged:Conservation area
- Jul 2011FullOutcome in report
Proposed new diocesan vicarage
- Documents
- 8 docs on file
- Reference
- H09-0014-11
- More recent applications — locked
- Tree WorksAug 2023Decision
- Change Of UseJun 2023Decision
+ 9 more applications in the report
Unlock The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 12 applications on this property in full, plus 6 notable nearby
- The 74 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Church Walk homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, The Vicarage stands well clear of the street.
EPC Rating
60 (D)
Street avg 62 (D)
Floor Area
282 m²
Street avg 95 m²
CO₂ Emissions
12.0 t/year
Street avg 4.4 t/year
Habitable Rooms
9 rooms
Street avg 5 rooms
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
Carter's Park — bus stop.
Closest school
0.3 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 SchoolPrimary318m
- University Academy HolbeachSecondary637m
- Holbeach Primary AcademyPrimary736m
- Holbeach Bank Primary AcademyPrimary2.8km
Nearest stops
- Carter's ParkBus stop123m
- All Saints ChurchBus stop126m
- Chancery LaneBus stop195m
- Interchange ShelterBus stop232m
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 7DT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.7dB
Night-time· 23:00 – 07:00
40.6dB
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
Early 20th centuryDetached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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PE12 7QL
£230k
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1 Chestnut Avenue, Holbeach
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£223k
1 Chaffinch Way, Holbeach
PE12 7FG
£216k
1 Academy Close, Holbeach
PE12 7QE
£213k
1 Battlefields Lane South, Holbeach
PE12 7PH
£208k
1 Cedar Drive, Holbeach
PE12 7JP
2 bed
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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 The Vicarage is modelled from its 282 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7DT. 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 The Vicarage. 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 The Vicarage was lodged in April 2018 at band D and is valid until April 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 12 applications are matched to The Vicarage. 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 7DT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Vicarage is in council tax band F. 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 The Vicarage, Church Walk, Holbeach, Spalding, PE12 7DT. Each answer is also embedded as structured data for search engines.
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