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

Estimated value

£190,000

  • Since the 2010 sale (£127,500)+49%
  • Against PE12 7LR's recent median (£180,000)+6%

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
Habitable rooms
5
From EPC
Floor area
78 m²
836 sq ft
Energy rating
D
Score 64
Council tax
Band B
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

£190,000

  • Against its 2010 sale (£127,500)+49%
  • Against PE12 7LR's recent median (£180,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Darnetal is modelled from its 78 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

    78 m² from the EPC lodged in September 2010

  • Sales of this home

    1 sale recorded, the latest in 2010

  • 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
PlanningNone on this homeFull 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.

Darnetal valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 29 June 2010Most recent

    £127,500

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 Darnetal, 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 Darnetal

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

Darnetal is a detached house in Holbeach, Spalding, Spalding (PE12 7LR). It has a recorded floor area of 78 m² (around 836 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (September 2010) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Very Good and main heating went from Average to Very Good; while lighting dropped from Poor to Very Poor. The latest certificate is from September 2010, so improvements made since then won't be reflected.

It hasn't traded since June 2010, a hold of 16 years that's notably long for the area. At 78 m² it's 24.3% larger than the typical home in the postcode (63 m² median across 22 EPCs). Today's modelled estimate of £190,000 is 49% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£152/sq ft) was about 33.6% above the typical sold price in the postcode.

Before you decide

Everything you need to know about Darnetal

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

  • 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.

Darnetal's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 23 Sept 2020

Current Certificate(1 of 2)
Sept 2010

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Rented

Certificate validity

Expired on 23 September 2020

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Sept 2010from Apr 2010
EPC improved fromF33toD64
Heating Controls
ThermostatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Roof Insulation
PartialInsulated

Roof insulation improved

Planning

Planning history

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

Darnetal 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.

On the street

Versus other Boston Road South homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, Darnetal stands well clear of the street.

Price per m²

£1,641

Street avg £2,306

Above

Floor Area

78 m²

Street avg 69 m²

Above

Habitable Rooms

5 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

3.6 t/year

Street avg 4.5 t/year

On par
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 2 HomeBuyer Report

Early 20th centuryDetached BungalowEPC DLow flood risk

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£192k

1 Ashburton Close, Holbeach

PE12 7RR

£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed
£185k

1 Broome Way, Holbeach

PE12 7JZ

3 bed1 bath
£179k

1 Chapel Street, Holbeach

PE12 7DD

£178k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed
£208k

1 Cedar Drive, Holbeach

PE12 7JP

2 bed
£213k

1 Battlefields Lane South, Holbeach

PE12 7PH

£168k

1 Back Lane, Holbeach

PE12 7LN

2 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 Darnetal is modelled from its 78 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 Darnetal. 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 Darnetal was lodged in September 2010 at band D and expired in September 2020, so a new one is needed to sell or let. 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 Darnetal. 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
Darnetal is in council tax band B. 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 Darnetal, Boston Road South, Holbeach, Spalding, PE12 7LR. Each answer is also embedded as structured data for search engines.

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