What type of property is 85 High Street, PE12 7ED?

85 High Street, PE12 7ED is an end-of-terrace house.

What did 85 High Street, PE12 7ED sell for?

85 High Street, PE12 7ED last sold for £168,000 in January 2023, around 3 years ago. Land Registry has 3 sales on record going back to £85,000 in October 2003. Source: HM Land Registry.

Has 85 High Street, PE12 7ED appreciated in value?

Across 3 sales between October 2003 and January 2023, 85 High Street, PE12 7ED rose from £85,000 to £168,000, a change of £83,000. That works out to roughly +3.6% per year compounded over 19 years. Source: HM Land Registry.

What energy rating does 85 High Street, PE12 7ED have?

The current EPC rating for 85 High Street, PE12 7ED is E with a score of 51 out of 100, lodged in September 2025. The assessor estimates the property could reach a C. Source: EPC Register.

What is the floor area of 85 High Street, PE12 7ED?

85 High Street, PE12 7ED has a recorded floor area of 174 m² (1,873 sq ft). That makes it about 181% larger than the median EPC-recorded property in PE12 7ED. Source: EPC Register.

How is 85 High Street, PE12 7ED heated?

The latest EPC at 85 High Street, PE12 7ED records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 85 High Street, PE12 7ED?

85 High Street, PE12 7ED is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Where is 85 High Street, PE12 7ED located?

85 High Street, PE12 7ED sits in Holbeach, Spalding, Spalding. It falls within the PE12 postcode district in Lincolnshire.

Is 85 High Street, PE12 7ED in a safe area?

Police records around 85 High Street, PE12 7ED show an average of 2 reported crimes per month over the last 10 months. Violent crime makes up roughly 26% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 85 High Street, PE12 7ED?

The closest primary school to 85 High Street, PE12 7ED is The Holbeach William Stukeley Church of England Voluntary Aided Primary School (483m), one of 4 primaries within walking distance. The closest secondary is University Academy Holbeach (620m).

What transport links are near 85 High Street, PE12 7ED?

The closest bus stop to 85 High Street, PE12 7ED is Interchange Shelter, 75m away. In total there are 30 bus stops within the surrounding area.

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85 High Street, Holbeach, Spalding, PE12 7ED

3 sales on record

Property type

End terrace

Habitable rooms

From EPC

Floor area

174 m²

1873 sq ft

Energy rating

Score 51

Council tax

Band B

Tenure

Owner Occupied

Overview

About 85 High Street

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

85 High Street is an end-of-terrace house in Holbeach, Spalding, Spalding (PE12 7ED). It has a recorded floor area of 174 m² (around 1873 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2025) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since February 2022. Between certificates, wall efficiency went from Very Poor to Poor; while roof efficiency dropped from Good to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would lift it to C (score 71), a 2-band jump.

At 174 m² the property is well over the postcode median (62 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Across 2003–2023, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £231,000 is 37.5% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£90/sq ft) was about 27% below the postcode norm. Most recent transfer: January 2023 at £168,000.

Before you decide

Everything you need to know about 85 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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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

85 High Street's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)

Sept 2025

EPC Rating

E51

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Very Poor

CO2 Emissions

8.1 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Sept 2025from Feb 2022

Windows

SingleFull Double

Single glazing replaced with double or better glazing

Walls

Very PoorPoor

Wall insulation improved

Floor Insulation

UninsulatedInsulated

Floor insulation added or improved

Get a survey for this property

Level 3 Building Survey

Victorian-eraEnd-Terrace HouseEPC EPre-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 £885 · Includes VAT

Planning

Planning history

Applications and permits filed against 85 High Street, Holbeach, Spalding, PE12 7ED, sourced from the PlanIt planning register.

85 High Street has no planning applications on record.

But the area is active

6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

85 High Street valuation sits well clear of the typical sold price in this postcode.

Current estimate

£231,000

Modelled from EPC, postcode comparables and a sale-price growth of 3.6% per year over 19 years.

See how we calculated this

Last sold (2023)

£168,000

Growth on file: 3.6% per year over 19 years.

Sales timeline

5 January 2023Most recent
£168,000
-4.5%over 15 years
19 September 2007
£176,000
+107.1%over 3 years
19 October 2003
£85,000

Median price across the last 5 sales in PE12 7ED: £110,000 (2024–2015).

Nearby sales in PE12 7ED

On the street

Versus other High Street homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

Habitable Rooms for 85 High Street runs comfortably ahead of the street norm.

Price per m²

£966

Street avg £1,556

Below

Floor Area

174 m²

Street avg 114 m²

Above

Habitable Rooms

9 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

8.1 t/year

Street avg 5.5 t/year

Below

Before you decide

Everything you need to know about 85 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

The data behind every report

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£230k

1 Chestnut Avenue, Holbeach

PE12 7NE

£228k

1 Chaffinch Way, Holbeach

PE12 7FG

£220k

1 Academy Close, Holbeach

PE12 7QE

£212k

1 Cedar Drive, Holbeach

PE12 7JP

2 bed

£195k

1 Broome Way, Holbeach

PE12 7JZ

3 bed1 bath

£282k

1 Armitage Close, Holbeach

PE12 7QL

£188k

1 All Saints Close, Holbeach

PE12 7QF

2 bed

£187k

1 Ashburton Close, Holbeach

PE12 7RR

Area

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.

Full Spalding report

Crime

2/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.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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

Low

Night-time road noise heatmap for PE12 7ED

Night-time· 23:00 – 07:00

40.6dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 85 High Street, Holbeach, Spalding, PE12 7ED. Each answer is also embedded as structured data for search engines.