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 4 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 226 reported crimes per month over the last 14 months. Violent crime makes up roughly 39% 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

Estimated value

£210,000

Since the 2023 sale (£168,000)+25%
Against PE12 7ED's recent median (£110,000)+91%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

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

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Valuation

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

£210,000

Against its 2023 sale (£168,000)+25%
Against PE12 7ED's recent median (£110,000)+91%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 85 High Street is modelled from its 174 m² EPC floor area, its 3 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
174 m² from the EPC lodged in September 2025
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in PE12 7ED
5 sales, median £110,000 (2024–2015)

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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

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

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

Risks

What this page doesn't show

2 potential issues have already been flagged for 85 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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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 £210,000 is 25% 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.

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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

Certificate validity

Valid until 18 September 2035

8 years remaining

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

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.

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 £1,545

On par

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

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

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.

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

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

Comparables

Similar properties nearby

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

£208k

1 Cedar Drive, Holbeach

PE12 7JP

2 bed

£213k

1 Battlefields Lane South, Holbeach

PE12 7PH

£216k

1 Academy Close, Holbeach

PE12 7QE

£223k

1 Chaffinch Way, Holbeach

PE12 7FG

£192k

1 Ashburton Close, Holbeach

PE12 7RR

£230k

1 Barretts Close, Holbeach

PE12 7LU

£230k

1 Chestnut Avenue, Holbeach

PE12 7NE

£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 85 High Street is modelled from its 174 m² EPC floor area, its 3 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. 3 sales are recorded for 85 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 85 High Street was lodged in September 2025 at band E and is valid until September 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. None is matched to 85 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: 85 High Street is in council tax band B. 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.

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.

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