Model valuation£417,0008 Busby Close
Local market context
83 High Street, Holbeach, Spalding, PE12 7ED
1 planning record
Estimated value
£126,000
- Since the 2006 sale (£85,000)+48%
- Against PE12 7ED's recent median (£168,000)-25%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
53 m²
570 sq ft
Energy rating
D
Score 68
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
£126,000
- Against its 2006 sale (£85,000)+48%
- Against PE12 7ED's recent median (£168,000)-25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 83 High Street is modelled from its 53 m² EPC floor area, its 2 recorded sales 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
53 m² from the EPC lodged in August 2025
Sales of this home
2 sales recorded, the latest in 2006
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 | 1 application | 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.
Sales timeline
29 June 2006Most recent
£85,000
+44.1%over 1 year16 September 2004
£59,000
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
£78,00081a, High Street, Holbeach, Spalding, PE12 7ED
Sold Jun 2007
£135,000
What this page doesn't show
2 potential issues have already been flagged for 83 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
One time fee only - money back guarantee
About 83 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
83 High Street is a two-bedroom mid-terrace house in Holbeach, Spalding, Spalding (PE12 7ED). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (August 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2009. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 79).
Untraded for 20 years, with the last transfer in June 2006. Across 2004–2006, sale prices on this property compounded at 22.7% per year. Today's modelled estimate of £126,000 is 48.2% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£149/sq ft) was about 43.2% above the typical sold price in the postcode. At 53 m² it's 15.9% smaller than the typical home in the postcode (63 m² median across 14 EPCs). One historical planning record sits against the property in 2006.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
Outside
- Private gardenRear
Building
- RefurbishedYes
Before you decide
Everything you need to know about 83 High 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.
Current Certificate(1 of 2)
Aug 2025
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 August 2035
Property Improvements
Changes detected from historical EPC data
Aug 2025from Mar 2009
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 83 High Street, Holbeach, Spalding, PE12 7ED, sourced from the PlanIt planning register.
1 application on record at 83 High Street, Holbeach, Spalding, PE12 7ED
0decisions1documents6nearby
- Jan 2006AmendmentOutcome in report
Continuation of permission without complying with Condition 2 of H09/0068/05
- Documents
- 1 doc on file
- Reference
- H09-1529-05
Unlock 83 High Street, Holbeach, Spalding, PE12 7ED's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 6 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
83 High Street outperforms the street on co₂ emissions by a wide margin.
Price per m²
£1,604
Street avg £1,418
Floor Area
53 m²
Street avg 131 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.2 t/year
Street avg 6.4 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
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-eraMid-Terrace HouseEPC 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.
£161k
1 Church Street, Holbeach
PE12 7LL
2 bed
£168k
1 Back Lane, Holbeach
PE12 7LN
2 bed1 bath
£185k
1 All Saints Close, Holbeach
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2 bed
£208k
1 Cedar Drive, Holbeach
PE12 7JP
2 bed
£178k
1 Chancery Lane, Holbeach
PE12 7DS
3 bed
£185k
1 Broome Way, Holbeach
PE12 7JZ
3 bed1 bath
£127k
1 Cecil Pywell Avenue, Holbeach
PE12 7NA
£128k
1 Arthurs Avenue, Holbeach
PE12 7LH
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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 83 High Street is modelled from its 53 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 83 High 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 83 High Street was lodged in August 2025 at band D and is valid until August 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 83 High 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 7ED, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 83 High 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 83 High Street, Holbeach, Spalding, PE12 7ED. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 7EDSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 83 High Street, Holbeach, Spalding valuationHow the estimate is built and what moves it
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