Model valuation£417,0008 Busby Close
Local market context
81a, High Street, Holbeach, Spalding, PE12 7ED
Estimated value
£141,000
- Since the 2007 sale (£135,000)+4%
- Against PE12 7ED's recent median (£168,000)-16%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
44 m²
474 sq ft
Energy rating
D
Score 59
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
£141,000
- Against its 2007 sale (£135,000)+4%
- Against PE12 7ED's recent median (£168,000)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 81a is modelled from its 44 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7ED. 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
44 m² from the EPC lodged in July 2026
Sales of this home
1 sale recorded, the latest in 2007
Recent sales in PE12 7ED
5 sales, median £168,000 (2024–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
18 June 2007Most recent
£135,000
Median price across the last 5 sales in PE12 7ED: £168,000 (2024–2018).
Nearby sales in PE12 7ED
71 High Street, Holbeach, Spalding, PE12 7ED
Sold Oct 2024
£110,000Flat, 75 High Street, Holbeach, Spalding, PE12 7ED
Sold Apr 2024
£255,00085 High Street, Holbeach, Spalding, PE12 7ED
Sold Jan 2023
£168,00052a, High Street, Holbeach, Spalding, PE12 7ED
Sold Dec 2020
£78,00083 High Street, Holbeach, Spalding, PE12 7ED
Sold Jun 2006
£85,000
What this page doesn't show
2 potential issues have already been flagged for 81a, High Street, Holbeach, Spalding, PE12 7ED. 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 81a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
81a is a mid-terrace house in Holbeach, Spalding, Spalding (PE12 7ED). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to 1900-1929. The latest certificate (July 2026) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since July 2016. Between certificates, hot-water efficiency dropped from Very Good to Good and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 73). This certificate was lodged in the last six months, so the rating reflects current condition. At 44 m² this is the 4th smallest of 15 units on EPC record in the building, where floor areas span 40–198 m². The building's EPC ratings span E to C across 15 units on file.
Held since June 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 44 m² it sits well below the postcode median (63 m² across 14 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£285/sq ft) was about 175.6% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 81a
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 EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Jul 2026
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 22 July 2036
Planning history
Applications and permits filed against 81a, High Street, Holbeach, Spalding, PE12 7ED, sourced from the PlanIt planning register.
81a 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 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 81a lags the street by a wide margin.
EPC Rating
59 (D)
Street avg 64 (D)
Floor Area
44 m²
Street avg 65 m²
CO₂ Emissions
2.7 t/year
Street avg 3.5 t/year
Habitable Rooms
2 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
Interchange Shelter — bus stop.
Closest school
0.5 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 SchoolPrimary483m
- University Academy HolbeachSecondary620m
- Holbeach Primary AcademyPrimary788m
- Holbeach Bank Primary AcademyPrimary2.8km
Nearest stops
- Interchange ShelterBus stop75m
- Carter's ParkBus stop179m
- Chancery LaneBus stop193m
- All Saints ChurchBus stop286m
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 7ED from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
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
Victorian-era2nd Floor FlatEPC DPre-1919 buildSolid (non-cavity) wallsLow flood risk
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.
£140k
1 Albert Walk, Holbeach
PE12 7DP
£150k
1 Branches Lane, Holbeach
PE12 7BE
£152k
1 Allison Avenue, Holbeach
PE12 7BQ
£129k
1 Boston Road South, Holbeach
PE12 7LR
£128k
1 Arthurs Avenue, Holbeach
PE12 7LH
£127k
1 Cecil Pywell Avenue, Holbeach
PE12 7NA
£161k
1 Church Street, Holbeach
PE12 7LL
2 bed
£120k
1 Albert Street, Holbeach
PE12 7DN
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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 81a is modelled from its 44 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7ED. 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. 1 sale is recorded for 81a. 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 81a was lodged in July 2026 at band D and is valid until July 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. None is matched to 81a. 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 7ED, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 81a, High Street, Holbeach, Spalding, PE12 7ED. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 7EDSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 81a, 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