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32 Angell Lane, Holbeach, Spalding, PE12 7EW

Estimated value

£155,000

  • Since the 2022 sale (£150,000)+3%
  • Against PE12 7EW's recent median (£141,000)+10%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
C
Score 71
Council tax
Band A
Tenure
Private Rental
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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

£155,000

  • Against its 2022 sale (£150,000)+3%
  • Against PE12 7EW's recent median (£141,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 32 Angell Lane is modelled from its 55 m² EPC floor area, its 2 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

    55 m² from the EPC lodged in July 2022

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in PE12 7EW

    5 sales, median £141,000 (2025–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

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

Sale price has at least doubled since 2003.

Sales timeline

  1. 31 August 2022Most recent

    £150,000

    +105.5%over 19 years

  2. 24 July 2003

    £73,000

Median price across the last 5 sales in PE12 7EW: £141,000 (2025–2015).

Risks

What this page doesn't show

2 potential issues have already been flagged for 32 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

One time fee only - money back guarantee

Overview

About 32 Angell Lane

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

32 Angell Lane is a two-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 7EW). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1991-1995 and council tax band A. The latest certificate (July 2022) shows a C (score 71). The rating has held steady at C across 2 certificates since March 2012. Between certificates, lighting went from Average to Very Good. The recommended improvements would push it to B (score 89). The home occupies a cul-de-sac position.

Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). Across 2003–2022, sale prices on this property compounded at 3.8% per year. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 75.2% above the typical sold price in the postcode. Sold August 2022 for £150,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
  • ParkingOff road
  • Cul-de-sacYes
Before you decide

Everything you need to know about 32 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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Jul 2022

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented

Certificate validity

Valid until 19 July 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2022from Mar 2012
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
37%71%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 32 Angell Lane, Holbeach, Spalding, PE12 7EW, sourced from the PlanIt planning register.

32 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.

On the street

Versus other Angell Lane homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

32 Angell Lane outperforms the street on epc rating by a wide margin.

Price per m²

£2,727

Street avg £1,665

Strongly above

Floor Area

55 m²

Street avg 55 m²

On par

Habitable Rooms

3 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.1 t/year

Street avg 2.6 t/year

Above
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

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.

Noise

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 road noise heatmap for PE12 7EW

Daytime· 07:00 – 23:00

48.0dB

Low
Night-time road noise heatmap for PE12 7EW

Night-time· 23:00 – 07:00

39.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC CLow 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.

From £495 · 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.
£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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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 32 Angell Lane is modelled from its 55 m² EPC floor area, its 2 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. 2 sales are recorded for 32 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 32 Angell Lane was lodged in July 2022 at band C and is valid until July 2032. 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 32 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
32 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 32 Angell Lane, Holbeach, Spalding, PE12 7EW. Each answer is also embedded as structured data for search engines.

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