Model valuation£417,0008 Busby Close
Local market context
Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL
2 planning records
Estimated value
£743,000
- Since the 2022 sale (£695,000)+7%
- Against PE12 7LL's recent median (£175,000)+325%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
409 m²
4402 sq ft
Energy rating
C
Score 76
Council tax
Band F
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
£743,000
- Against its 2022 sale (£695,000)+7%
- Against PE12 7LL's recent median (£175,000)+325%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rectory Park is modelled from its 409 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LL. 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
409 m² from the EPC lodged in August 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE12 7LL
5 sales, median £175,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on Rectory Park was the highest on Land Registry record across the postcode.
Sales timeline
4 March 2022Most recent
£695,000
Median price across the last 5 sales in PE12 7LL: £175,000 (2025–2022).
Nearby sales in PE12 7LL
74 Church Street, Holbeach, Spalding, PE12 7LL
Sold Sept 2025
£264,9953 Church Street, Holbeach, Spalding, PE12 7LL
Sold Jul 2025
£144,00044 Church Street, Holbeach, Spalding, PE12 7LL
Sold Jul 2024
£140,00020 Church Street, Holbeach, Spalding, PE12 7LL
Sold May 2024
£175,00068 Church Street, Holbeach, Spalding, PE12 7LL
Sold Jun 2021
£343,500
What this page doesn't show
2 potential issues have already been flagged for Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL. 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 Rectory Park
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rectory Park is a detached house in Holbeach, Spalding, Spalding (PE12 7LL). It has a recorded floor area of 409 m² (around 4402 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (August 2021) shows a C (score 76), near the top of the C band.
At 409 m² the property is well over the postcode median (74 m² across 23 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). 2 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. On a £-per-square-foot basis, the last sale (£158/sq ft) was about 32.6% above the typical sold price in the postcode. Sold March 2022 for £695,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Rectory Park
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.
Rectory Park's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Aug 2021EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
8.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 August 2031
Planning history
Applications and permits filed against Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL, sourced from the PlanIt planning register.
Planning history at Rectory Park is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL
0decisions8documents6nearby
Flagged:Conservation area
- Aug 2022Tree WorksTreesOutcome in report
Works to Trees in Holbeach Conservation Area
Conservation Area- Documents
- 5 docs on file
- Reference
- H09-0656-22
- More recent applications — locked
- Tree WorksMar 2023Decision
Unlock Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 2 applications on this property in full, plus 6 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Church Street homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Rectory Park outperforms the street on floor area by a wide margin.
Price per m²
£1,699
Street avg £1,521
Floor Area
409 m²
Street avg 99 m²
Habitable Rooms
10 rooms
Street avg 4 rooms
CO₂ Emissions
8.4 t/year
Street avg 4.1 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.
Crime
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
All Saints Church — bus stop.
Closest school
0.2 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 SchoolPrimary211m
- University Academy HolbeachSecondary750m
- Holbeach Primary AcademyPrimary795m
- Holbeach Bank Primary AcademyPrimary2.9km
Nearest stops
- All Saints ChurchBus stop33m
- Chancery LaneBus stop238m
- 8 Arthurs' AvenueBus stop242m
- Carter's ParkBus stop254m
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 7LL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
40.3dB
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
21st centuryDetached HouseEPC CDetached over 300m²Extended multiple times (2+ extensions)
Because the property is a large detached home over 300m² and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£322k
1 Barnwell Street, Holbeach
PE12 7FS
£261k
1 Armitage Close, Holbeach
PE12 7QL
£230k
1 Barretts Close, Holbeach
PE12 7LU
£230k
1 Chestnut Avenue, Holbeach
PE12 7NE
£223k
1 Chaffinch Way, Holbeach
PE12 7FG
£216k
1 Academy Close, Holbeach
PE12 7QE
£213k
1 Battlefields Lane South, Holbeach
PE12 7PH
£208k
1 Cedar Drive, Holbeach
PE12 7JP
2 bed
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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 Rectory Park is modelled from its 409 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LL. 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. 1 sale is recorded for Rectory Park. 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 Rectory Park was lodged in August 2021 at band C and is valid until August 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Rectory Park. 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 7LL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Rectory Park is in council tax band F. 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 Rectory Park, Church Street, Holbeach, Spalding, PE12 7LL. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 7LLSold prices, values and energy ratings for the postcode
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