Model valuation£417,0008 Busby Close
Local market context
25a, High Street, Holbeach, Spalding, PE12 7DY
Estimated value
£145,000
- Against PE12 7DY's recent median (£95,000)+53%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Private Rental
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
£145,000
- Against PE12 7DY's recent median (£95,000)+53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25a is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 7DY. 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
86 m² from the EPC lodged in January 2026
Sales of this home
No sale recorded since 1995
Recent sales in PE12 7DY
5 sales, median £95,000 (2024–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in PE12 7DY: £95,000 (2024–2010).
Nearby sales in PE12 7DY
31 High Street, Holbeach, Spalding, PE12 7DY
Sold Jun 2024
£91,00051 53, High Street, Holbeach, Spalding, PE12 7DY
Sold Aug 2022
£195,00028 High Street, Holbeach, Spalding, PE12 7DY
Sold May 2020
£95,00030 High Street, Holbeach, Spalding, PE12 7DY
Sold Jun 2019
£60,00063 High Street, Holbeach, Spalding, PE12 7DY
Sold Apr 2010
£140,000
What this page doesn't show
2 potential issues have already been flagged for 25a, High Street, Holbeach, Spalding, PE12 7DY. 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
About 25a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25a is an end-of-terrace house in Holbeach, Spalding, Spalding (PE12 7DY). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (January 2026) shows a C (score 70). When first surveyed in November 2015 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Good to Very Good and main heating went from Average to Good; while window efficiency dropped from Poor to Very Poor.
At 86 m² the property is well over the postcode median (60 m² across 23 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 25a
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.
Current Certificate(1 of 3)
Jan 2026
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 22 January 2036
Property Improvements
Changes detected from historical EPC data
Feb 2020from Nov 2015
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
50%100%
More low energy lighting installed
Jan 2026from Feb 2020
EPC improved fromE39toC70
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Gas MultipointMain System
Hot water system upgraded
Roof
AverageGood
Roof insulation improved
Planning history
Applications and permits filed against 25a, High Street, Holbeach, Spalding, PE12 7DY, sourced from the PlanIt planning register.
25a has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other High Street homes
Four headline reads against 22 similar flats on this street, drawn from the latest EPC and Land Registry data.
25a outperforms the street on habitable rooms by a wide margin.
EPC Rating
70 (C)
Street avg 62 (D)
Floor Area
86 m²
Street avg 63 m²
CO₂ Emissions
2.9 t/year
Street avg 3.4 t/year
Habitable Rooms
4 rooms
Street avg 3 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
0.4 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 SchoolPrimary376m
- University Academy HolbeachSecondary602m
- Holbeach Primary AcademyPrimary728m
- Holbeach Bank Primary AcademyPrimary2.8km
Nearest stops
- Carter's ParkBus stop99m
- Interchange ShelterBus stop181m
- All Saints ChurchBus stop189m
- Chancery LaneBus stop201m
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 7DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
40.7dB
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-era1st Floor MaisonetteEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 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.
£150k
1 Branches Lane, Holbeach
PE12 7BE
£140k
1 Albert Walk, Holbeach
PE12 7DP
£152k
1 Allison Avenue, Holbeach
PE12 7BQ
£161k
1 Church Street, Holbeach
PE12 7LL
2 bed
£129k
1 Boston Road South, Holbeach
PE12 7LR
£128k
1 Arthurs Avenue, Holbeach
PE12 7LH
£127k
1 Cecil Pywell Avenue, Holbeach
PE12 7NA
£168k
1 Back Lane, Holbeach
PE12 7LN
2 bed1 bath
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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 25a is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 7DY. 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. No sale is recorded for 25a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 25a was lodged in January 2026 at band C and is valid until January 2036. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25a. 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 7DY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25a 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 25a, High Street, Holbeach, Spalding, PE12 7DY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 7DYSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 25a, High Street, Holbeach, Spalding valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales