Model valuation£417,0008 Busby Close
Local market context
10 Angell Lane, Holbeach, Spalding, PE12 7EW
4 sales on record1 planning record
Estimated value
£151,000
- Since the 2025 sale (£140,000)+8%
- Against PE12 7EW's recent median (£141,000)+7%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
D
Score 57
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
£151,000
- Against its 2025 sale (£140,000)+8%
- Against PE12 7EW's recent median (£141,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Angell Lane is modelled from its 53 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE12 7EW. 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 January 2017
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in PE12 7EW
5 sales, median £141,000 (2022–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | 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.
10 Angell Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
28 February 2025Most recent
£140,000
-14.6%over 2 years25 November 2022
£164,000
+45.1%over 14 years19 December 2007
£113,000
+37.0%over 3 years26 May 2004
£82,500
Median price across the last 5 sales in PE12 7EW: £141,000 (2022–2015).
Nearby sales in PE12 7EW
32 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Aug 2022
£150,00028 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Mar 2022
£152,00014 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Jun 2015
£141,0008 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Jan 2015
£110,00020 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Oct 2010
£89,000
What this page doesn't show
2 potential issues have already been flagged for 10 Angell Lane, Holbeach, Spalding, PE12 7EW. 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 10 Angell Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Angell Lane is a two-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 7EW). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1983-1990 and council tax band A. The latest certificate (January 2017) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since November 2012. Between certificates, lighting went from Average to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
It changed hands recently, sold February 2025 for £140,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2004–2025, sale prices on this property compounded at 2.6% per year. On a £-per-square-foot basis, the last sale (£245/sq ft) was about 99% above the typical sold price in the postcode. One historical planning record sits against the property in 2024.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- DrivewayYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 10 Angell Lane
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jan 2017
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 5 January 2027
Property Improvements
Changes detected from historical EPC data
Jan 2017from Nov 2012
Low Energy Lighting
25%75%
More low energy lighting installed
Planning history
Applications and permits filed against 10 Angell Lane, Holbeach, Spalding, PE12 7EW, sourced from the PlanIt planning register.
1 application on record at 10 Angell Lane, Holbeach, Spalding, PE12 7EW
0decisions1extensions6documents6nearby
- May 2024ExtensionFullOutcome in report
Extension: Side of property
Proposed Single Storey Side & Two Storey Front Extension
- Documents
- 6 docs on file
- Reference
- H09-0153-24
Unlock 10 Angell Lane, Holbeach, Spalding, PE12 7EW'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 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Angell Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
10 Angell Lane is notably below the street on years held.
Price per m²
£2,642
Street avg £1,675
Floor Area
53 m²
Street avg 55 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Rathkenny Close — bus stop.
Closest school
0.7 km
The Holbeach William Stukeley Church of England Voluntary Aided Primary School. 4 schools nearby.
Nearest schools
- The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary699m
- University Academy HolbeachSecondary1.0km
- Holbeach Primary AcademyPrimary1.2km
- Fleet Wood Lane SchoolPrimary2.6km
Nearest stops
- Rathkenny CloseBus stop163m
- Chancery LaneBus stop270m
- Interchange ShelterBus stop354m
- Station HotelBus stop358m
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 7EW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
39.5dB
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
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Late 20th centurySemi-Detached HouseEPC DLow flood risk
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£185k
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£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
£152k
1 Allison Avenue, Holbeach
PE12 7BQ
£150k
1 Branches Lane, Holbeach
PE12 7BE
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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 10 Angell Lane is modelled from its 53 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE12 7EW. 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. 4 sales are recorded for 10 Angell Lane. 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 10 Angell Lane was lodged in January 2017 at band D and is valid until January 2027. 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 10 Angell Lane. 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 4 schools and 30 stops listed are measured in a straight line from PE12 7EW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Angell Lane 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 10 Angell Lane, Holbeach, Spalding, PE12 7EW. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 7EWSold prices, values and energy ratings for the postcode
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