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

21 Boston Road South is a semi-detached house in Holbeach, Spalding, Spalding (PE12 7LR). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (October 2025) shows a C (score 70). The rating has held steady at C across 2 certificates since February 2021. Between certificates, roof efficiency went from Good to Very Good; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Average. At 52 m² this is the 9th smallest of 23 units on EPC record in the building, where floor areas span 28–288 m². The building's EPC ratings span E to B across 23 units on file.

Today's modelled estimate of £114,000 is 36.7% below the 2022 sale of £180,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 181.9% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused. At 52 m² it's 17.5% smaller than the typical home in the postcode (63 m² median across 22 EPCs). Last sale on file: £180,000 in January 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.