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11 Back Lane, Holbeach, Spalding, PE12 7LN

Property type
End terrace
Habitable rooms
4
From EPC
Floor area
78 m²
840 sq ft
Energy rating
C
Score 72
Council tax
Band A
Tenure
Private Rental
Overview

About 11 Back Lane

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

11 Back Lane is an end-of-terrace house in Holbeach, Spalding, Spalding (PE12 7LN). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1967-1975 and council tax band A. The latest certificate (March 2023) shows a C (score 72). The rating has held steady at C across 2 certificates since September 2011. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 86).

Before you decide

Everything you need to know about 11 Back 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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)
Mar 2023

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Rented

Property Improvements

Changes detected from historical EPC data

Mar 2023from Sept 2011
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
29%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryEnd-Terrace HouseEPC C

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

Planning

Planning history

Applications and permits filed against 11 Back Lane, Holbeach, Spalding, PE12 7LN, sourced from the PlanIt planning register.

11 Back 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

11 Back Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£162,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in PE12 7LN: £131,000 (2025–2016).

On the street

Versus other Back Lane homes

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

On floor area, 11 Back Lane stands well clear of the street.

EPC Rating

72 (C)

Street avg 71 (C)

Above

Floor Area

78 m²

Street avg 72 m²

Strongly above

CO₂ Emissions

2.7 t/year

Street avg 2.6 t/year

Below

Habitable Rooms

4 rooms

Street avg 4 rooms

Above
Before you decide

Everything you need to know about 11 Back 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£163k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath
£163k

1 Church Street, Holbeach

PE12 7LL

2 bed
£165k

1 Chapel Street, Holbeach

PE12 7DD

£151k

1 Allison Avenue, Holbeach

PE12 7BQ

£150k

1 Branches Lane, Holbeach

PE12 7BE

£180k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed
£145k

1 Albert Walk, Holbeach

PE12 7DP

£187k

1 Ashburton Close, Holbeach

PE12 7RR

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

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

All Saints Church — bus stop.

Closest school

0.1 km

The Holbeach William Stukeley Church of England Voluntary Aided Primary School. 5 schools nearby.

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 7LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 7LN

Daytime· 07:00 – 23:00

50.9dB

Low
Night-time road noise heatmap for PE12 7LN

Night-time· 23:00 – 07:00

40.7dB

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

Common questions

The questions buyers, sellers and homeowners most often ask about 11 Back Lane, Holbeach, Spalding, PE12 7LN. Each answer is also embedded as structured data for search engines.