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2 Boston Road South, Holbeach, Spalding, PE12 7LR

1 planning record

Estimated value

£156,000

  • Since the 2018 sale (£34,000)+359%
  • Against PE12 7LR's recent median (£180,000)-13%

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

Learn about this valuation
Property type
Detached
Floor 1st
Habitable rooms
3
From EPC
Floor area
28 m²
301 sq ft
Energy rating
C
Score 69
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

£156,000

  • Against its 2018 sale (£34,000)+359%
  • Against PE12 7LR's recent median (£180,000)-13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Boston Road South is modelled from its 28 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7LR. 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

    28 m² from the EPC lodged in August 2019

  • Sales of this home

    2 sales recorded, the latest in 2018

  • Recent sales in PE12 7LR

    5 sales, median £180,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

2 Boston Road South's modelled value sits at over four times its earliest registered sale price (2016).

Sales timeline

  1. 12 August 2018Most recent

    £34,000

    +36.0%over 2 years

  2. 18 March 2016

    £25,000

Median price across the last 5 sales in PE12 7LR: £180,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 2 Boston Road South, Holbeach, Spalding, PE12 7LR. 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 2 Boston Road South

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

2 Boston Road South is a detached house in Holbeach, Spalding, Spalding (PE12 7LR). It has a recorded floor area of 28 m² (around 301 sq ft) and construction records dating it to 1930-1949. At 28 m² this is the smallest unit on EPC record across the building (28–288 m²). The building's EPC ratings span E to B across 23 units on file. The latest certificate (August 2019) shows a C (score 69), just inside the C band. When first surveyed in July 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency dropped from Very Good to Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 81). Main heating runs on electricity.

Across 2016–2018, sale prices on this property compounded at 13.7% per year. Today's modelled estimate of £156,000 sits 358.8% above the 2018 sale of £34,000. At 28 m² it sits well below the postcode median (63 m² across 22 EPCs), making it one of the more compact homes locally. Last sold in August 2018, so it's been off the market for around 8 years. One historical planning record sits against the property in 2015.

Before you decide

Everything you need to know about 2 Boston Road South

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.

2 Boston Road South's carbon output is low for the local stock.

Current Certificate(1 of 5)
Aug 2019

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.5 t/year
Occupancy
Rented

Certificate validity

Valid until 1 August 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2009from Jul 2009
EPC improved fromF35toE53
Jul 2018from Jul 2009
EPC improved fromE53toC71
Wall Insulation
Uninsulated SolidInsulated Solid

External or internal wall insulation added

Jul 2019from Jul 2018
EPC improved fromC71toD56
Roof
GoodVery Good

Roof insulation improved

Low Energy Lighting
0%40%

More low energy lighting installed

Aug 2019from Jul 2019
EPC improved fromD56toC69
Low Energy Lighting
40%0%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 2 Boston Road South, Holbeach, Spalding, PE12 7LR, sourced from the PlanIt planning register.

1 application on record at 2 Boston Road South, Holbeach, Spalding, PE12 7LR

0decisions3documents6nearby
Flagged:Change of use
  1. Jan 2015
    Change of UseFull
    Outcome in report

    Change of use from Class A1 to residential

    Documents
    3 docs on file
    Reference
    H09-0952-14
    Full record in report

Unlock 2 Boston Road South, Holbeach, Spalding, PE12 7LR's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 1 application on this property in full, plus 6 notable nearby
  • The 3 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Boston Road South homes

Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.

2 Boston Road South is notably below the street on floor area.

Price per m²

£1,214

Street avg £3,046

Below

Floor Area

28 m²

Street avg 71 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 3 rooms

Strongly above

CO₂ Emissions

1.5 t/year

Street avg 3.0 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

Crime

226/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Tesco — 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 SchoolPrimary243m
  • University Academy HolbeachSecondary523m
  • Holbeach Primary AcademyPrimary544m
  • Holbeach Bank Primary AcademyPrimary2.7km

Nearest stops

  • TescoBus stop116m
  • Carter's ParkBus stop169m
  • East Elloe AvenueBus stop183m
  • Stukeley Hall DriveBus stop218m

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

Daytime· 07:00 – 23:00

51.4dB

Low
Night-time road noise heatmap for PE12 7LR

Night-time· 23:00 – 07:00

41.3dB

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 3 Building Survey

Early 20th century1st Floor FlatEPC CNo mains gasSolid (non-cavity) wallsLow flood risk

Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £820 · 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.
£152k

1 Allison Avenue, Holbeach

PE12 7BQ

£161k

1 Church Street, Holbeach

PE12 7LL

2 bed
£150k

1 Branches Lane, Holbeach

PE12 7BE

£168k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath
£140k

1 Albert Walk, Holbeach

PE12 7DP

£178k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed
£179k

1 Chapel Street, Holbeach

PE12 7DD

£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed

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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 2 Boston Road South is modelled from its 28 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 7LR. 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 2 Boston Road South. 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 2 Boston Road South was lodged in August 2019 at band C and is valid until August 2029. 5 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Boston Road South. 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 7LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Boston Road South, Holbeach, Spalding, PE12 7LR. Each answer is also embedded as structured data for search engines.

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