What kind of home is 18 Back Lane, PE12 7LN?

18 Back Lane, PE12 7LN is a semi-detached house.

What did 18 Back Lane, PE12 7LN sell for?

18 Back Lane, PE12 7LN last sold for £117,500 in September 2010, around 16 years ago. Source: HM Land Registry.

What is the EPC rating for 18 Back Lane, PE12 7LN?

The current EPC rating for 18 Back Lane, PE12 7LN is C with a score of 77 out of 100, lodged in April 2021. It has dropped from a B recorded in October 2010. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 18 Back Lane, PE12 7LN?

18 Back Lane, PE12 7LN has a recorded floor area of 74 m² (797 sq ft). Source: EPC Register.

What heating system does 18 Back Lane, PE12 7LN use?

The latest EPC at 18 Back Lane, PE12 7LN records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 18 Back Lane, PE12 7LN?

18 Back Lane, PE12 7LN is in council tax band A. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is 18 Back Lane, PE12 7LN in?

18 Back Lane, PE12 7LN sits in Holbeach, Spalding, Spalding. It falls within the PE12 postcode district in Lincolnshire.

How safe is the area around 18 Back Lane, PE12 7LN?

Police records around 18 Back Lane, PE12 7LN show an average of 226 reported crimes per month over the last 14 months. Violent crime makes up roughly 39% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 18 Back Lane, PE12 7LN?

The closest primary school to 18 Back Lane, PE12 7LN is The Holbeach William Stukeley Church of England Voluntary Aided Primary School (148m), one of 4 primaries within walking distance. The closest secondary is University Academy Holbeach (657m).

How well connected is 18 Back Lane, PE12 7LN?

The closest bus stop to 18 Back Lane, PE12 7LN is All Saints Church, 106m away. In total there are 30 bus stops within the surrounding area.

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18 Back Lane, Holbeach, Spalding, PE12 7LN

Estimated value

£165,000

Since the 2010 sale (£117,500)+40%
Against PE12 7LN's recent median (£150,000)+10%

Newest record on this page: October 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

Habitable rooms

From EPC

Floor area

74 m²

797 sq ft

Energy rating

Score 77

Council tax

Band A

Tenure

Owner Occupied

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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

£165,000

Against its 2010 sale (£117,500)+40%
Against PE12 7LN's recent median (£150,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 18 Back Lane is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LN. 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
74 m² from the EPC lodged in April 2021
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in PE12 7LN
5 sales, median £150,000 (2025–2016)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: October 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

Price

Sales history & valuation

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

18 Back Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

21 September 2010Most recent
£117,500

Median price across the last 5 sales in PE12 7LN: £150,000 (2025–2016).

Nearby sales in PE12 7LN

Risks

What this page doesn't show

2 potential issues have already been flagged for 18 Back Lane, Holbeach, Spalding, PE12 7LN. 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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Overview

About 18 Back Lane

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

18 Back Lane is a semi-detached house in Holbeach, Spalding, Spalding (PE12 7LN). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 2007-2011 and council tax band A. The latest certificate (April 2021) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (October 2010); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Very Good to Good and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 90).

Untraded for 16 years, with the last transfer in September 2010. Today's modelled estimate of £165,000 is 40.4% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£148/sq ft) was about 15.9% above the typical sold price in the postcode.

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Everything you need to know about 18 Back Lane

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Signs of HMO activity in the areaLarger development activity nearby

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The data behind every report

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)

Apr 2021

EPC Rating

C77

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

1.9 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 17 April 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2021from Oct 2010

EPC improved fromB81toC77

Hot Water

Very GoodGood

Hot water efficiency decreased

Floor Insulation

PartialInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against 18 Back Lane, Holbeach, Spalding, PE12 7LN, sourced from the PlanIt planning register.

18 Back Lane has no planning applications on record.

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 Back Lane homes

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

18 Back Lane outperforms the street on epc rating by a wide margin.

Price per m²

£1,588

Street avg £1,691

On par

Floor Area

74 m²

Street avg 72 m²

Above

Habitable Rooms

4 rooms

Street avg 4 rooms

Above

CO₂ Emissions

1.9 t/year

Street avg 2.6 t/year

Strongly 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

Crime

226/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.

Nearest schools

The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary148m
University Academy HolbeachSecondary657m
Holbeach Primary AcademyPrimary673m
Holbeach Bank Primary AcademyPrimary2.8km

Nearest stops

All Saints ChurchBus stop106m
East Elloe AvenueBus stop205m
Carter's ParkBus stop215m
Stukeley Hall DriveBus stop215m

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 7LN from Defra's strategic mapping. The pin marks this postcode's centroid.

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

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21st centurySemi-Detached HouseEPC C

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Comparables

Similar properties nearby

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

£168k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath

£161k

1 Church Street, Holbeach

PE12 7LL

2 bed

£178k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed

£179k

1 Chapel Street, Holbeach

PE12 7DD

£152k

1 Allison Avenue, Holbeach

PE12 7BQ

£150k

1 Branches Lane, Holbeach

PE12 7BE

£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed

£185k

1 Broome Way, Holbeach

PE12 7JZ

3 bed1 bath

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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 18 Back Lane is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LN. 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 18 Back 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 18 Back Lane was lodged in April 2021 at band C and is valid until April 2031. 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 18 Back 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 5 schools and 30 stops listed are measured in a straight line from PE12 7LN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 18 Back 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 18 Back Lane, Holbeach, Spalding, PE12 7LN. Each answer is also embedded as structured data for search engines.

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