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

2 planning records

Estimated value

£112,000

  • Since the 2022 sale (£180,000)-38%
  • Against PE12 7LR's recent median (£110,000)+2%

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
Floor 01
Habitable rooms
2
From EPC
Floor area
52 m²
560 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Social 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

£112,000

  • Against its 2022 sale (£180,000)-38%
  • Against PE12 7LR's recent median (£110,000)+2%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Boston Road South is modelled from its 52 m² EPC floor area, its 1 recorded sale 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

    52 m² from the EPC lodged in October 2025

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in PE12 7LR

    5 sales, median £110,000 (2025–2021)

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 of 2 applicationsFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 27 January 2022Most recent

    £180,000

Median price across the last 5 sales in PE12 7LR: £110,000 (2025–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 21 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 21 Boston Road South

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

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 £112,000 is 37.8% 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.

Before you decide

Everything you need to know about 21 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.
Current Certificate(1 of 2)
Oct 2025

EPC Rating

A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Rented

Certificate validity

Valid until 14 October 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2025from Feb 2021
Roof
GoodVery Good

Roof insulation improved

Planning

Planning history

Applications and permits filed against 21 Boston Road South, Holbeach, Spalding, PE12 7LR, sourced from the PlanIt planning register.

2 applications on record at 21 Boston Road South, Holbeach, Spalding, PE12 7LR

0decisions20documents6nearby
Flagged:Change of use
  1. Jul 2020
    Change of UseFull
    Outcome in report

    Change of use from veterinary surgery (D1) to two residential flats

    Documents
    14 docs on file
    Reference
    H09-0234-20
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision

Unlock 21 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 2 applications on this property in full, plus 6 notable nearby
  • The 20 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.

21 Boston Road South outperforms the street on price per m² by a wide margin.

Price per m²

£3,462

Street avg £2,596

Strongly above

Floor Area

52 m²

Street avg 69 m²

On par

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

2.0 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

Victorian-era1st Floor FlatEPC CPre-1919 buildSolid (non-cavity) wallsLow flood risk

Because the property was built before 1919 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.
£109k

1 Barrington Gate, Holbeach

PE12 7DA

£109k

1 Church Walk, Holbeach

PE12 7DT

£117k

1 Belle Vue Close, Holbeach

PE12 7ND

£120k

1 Albert Street, Holbeach

PE12 7DN

£127k

1 Cecil Pywell Avenue, Holbeach

PE12 7NA

£128k

1 Arthurs Avenue, Holbeach

PE12 7LH

£129k

1 Boston Road South, Holbeach

PE12 7LR

£140k

1 Albert Walk, Holbeach

PE12 7DP

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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 21 Boston Road South is modelled from its 52 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 21 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 21 Boston Road South was lodged in October 2025 at band C and is valid until October 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 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.
Council tax band
21 Boston Road South 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 21 Boston Road South, Holbeach, Spalding, PE12 7LR. Each answer is also embedded as structured data for search engines.

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