Model valuation£417,0008 Busby Close
Local market context
28 Angell Lane, Holbeach, Spalding, PE12 7EW
4 sales on record
Estimated value
£158,000
- Since the 2022 sale (£152,000)+4%
- Against PE12 7EW's recent median (£141,000)+12%
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
51 m²
549 sq ft
Energy rating
D
Score 67
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
£158,000
- Against its 2022 sale (£152,000)+4%
- Against PE12 7EW's recent median (£141,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Angell Lane is modelled from its 51 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
51 m² from the EPC lodged in November 2012
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in PE12 7EW
5 sales, median £141,000 (2025–2015)
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 | 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 in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
18 March 2022Most recent
£152,000
+19.7%over 4 years10 April 2017
£127,000
+35.1%over 3 years21 October 2013
£94,000
+10.6%over 9 years27 May 2004
£85,000
Median price across the last 5 sales in PE12 7EW: £141,000 (2025–2015).
Nearby sales in PE12 7EW
10 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Feb 2025
£140,00032 Angell Lane, Holbeach, Spalding, PE12 7EW
Sold Aug 2022
£150,00014 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 28 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 28 Angell Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Angell Lane is a two-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 7EW). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1983-1990 and council tax band A. The latest certificate (November 2012) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump. The latest certificate is from November 2012, so improvements made since then won't be reflected.
Most recent transfer: March 2022 at £152,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2004–2022, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 124.6% above the typical sold price in the postcode.
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
- ParkingOff road
Before you decide
Everything you need to know about 28 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Nov 2022
Current Certificate
Nov 2012EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 November 2022
Planning history
Applications and permits filed against 28 Angell Lane, Holbeach, Spalding, PE12 7EW, sourced from the PlanIt planning register.
28 Angell Lane 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 Angell Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 28 Angell Lane runs comfortably ahead of the street norm.
Price per m²
£2,980
Street avg £1,637
Floor Area
51 m²
Street avg 55 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 2.6 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
Level 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC DLow flood risk
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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.
£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
PE12 7QF
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
£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 28 Angell Lane is modelled from its 51 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 28 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 28 Angell Lane was lodged in November 2012 at band D and expired in November 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 28 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
- 28 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 28 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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- 28 Angell Lane, Holbeach, Spalding valuationHow the estimate is built and what moves it
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