Model valuation£417,0008 Busby Close
Local market context
7 Back Lane, Holbeach, Spalding, PE12 7LN
5 sales on record
Estimated value
£140,000
- Since the 2004 sale (£85,750)+63%
- Against PE12 7LN's recent median (£150,000)-7%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Floor area
68 m²
732 sq ft
Energy rating
D
Score 63
Council tax
Band A
Tenure
Private Rental
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
£140,000
- Against its 2004 sale (£85,750)+63%
- Against PE12 7LN's recent median (£150,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 7 Back Lane is modelled from its 68 m² EPC floor area, its 5 recorded sales 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
68 m² from the EPC lodged in June 2022
Sales of this home
5 sales recorded, the latest in 2004
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 |
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 1995.
Sales timeline
1 April 2004Most recent
£85,750
+38.3%over 1 year3 September 2002
£62,000
+41.7%over 2 years13 April 2000
£43,750
+28.7%over 1 year21 May 1998
£34,000
+9.7%over 2 years22 June 1995
£31,000
Median price across the last 5 sales in PE12 7LN: £150,000 (2025–2016).
Nearby sales in PE12 7LN
11a, Back Lane, Holbeach, Spalding, PE12 7LN
Sold Oct 2025
£162,5005 Back Lane, Holbeach, Spalding, PE12 7LN
Sold Mar 2025
£150,00020 Back Lane, Holbeach, Spalding, PE12 7LN
Sold May 2022
£180,0001 Back Lane, Holbeach, Spalding, PE12 7LN
Sold Dec 2019
£131,00018 Back Lane, Holbeach, Spalding, PE12 7LN
Sold Sept 2010
£117,500
What this page doesn't show
2 potential issues have already been flagged for 7 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
One time fee only - money back guarantee
About 7 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 Back Lane is a two-bedroom end-of-terrace house in Holbeach, Spalding, Spalding (PE12 7LN). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1976-1982 and council tax band A. The latest certificate (June 2022) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2012. Between certificates, wall efficiency went from Poor to Average; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.
Untraded for 22 years, with the last transfer in April 2004. Across the public record there are 5 sales, relatively high churn for a single property. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1995–2004, sale prices on this property compounded at 12.3% per year. Today's modelled estimate of £140,000 sits 63.3% above the 2004 sale of £85,750.
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
- Dining roomYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 7 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
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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.
7 Back Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Jun 2022
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 28 June 2032
Property Improvements
Changes detected from historical EPC data
Jun 2022from Jun 2012
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Planning history
Applications and permits filed against 7 Back Lane, Holbeach, Spalding, PE12 7LN, sourced from the PlanIt planning register.
7 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.
Versus other Back Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 7 Back Lane lags the street by a wide margin.
Price per m²
£1,261
Street avg £1,728
Floor Area
68 m²
Street avg 72 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.5 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
0.1 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.
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
Night-time· 23:00 – 07:00
40.7dB
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 centuryEnd-Terrace HouseEPC D
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
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
£140k
1 Albert Walk, Holbeach
PE12 7DP
£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 7 Back Lane is modelled from its 68 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 7 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 7 Back Lane was lodged in June 2022 at band D and is valid until June 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 7 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
- 7 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 7 Back Lane, Holbeach, Spalding, PE12 7LN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 7LNSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- 7 Back Lane, Holbeach, Spalding valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales