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Flat 4, 22 West End, Holbeach, Spalding, PE12 7LW

Property type
End terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
34 m²
366 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Private Rental
Overview

About Flat 4

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

Flat 4 is an end-of-terrace house in Holbeach, Spalding, Spalding (PE12 7LW). It has a recorded floor area of 34 m² (around 366 sq ft), construction records dating it to before 1900 and council tax band A. At 34 m² this is the 2nd smallest of 6 units on EPC record in the building, where floor areas span 33–72 m². The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 35). The latest certificate (September 2025) shows a C (score 70). When first surveyed in May 2012 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and main heating went from Poor to Good; while lighting dropped from Very Good to Good.

At 34 m² it sits well below the postcode median (55 m² across 22 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs).

Before you decide

Everything you need to know about Flat 4

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

Flat 4's carbon output is low for the local stock.

Current Certificate(1 of 2)
Sept 2025

EPC Rating

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

Property Improvements

Changes detected from historical EPC data

Sept 2025from May 2012
EPC improved fromE54toC70
Heating Controls
ThermostatFull

Heating controls upgraded for better temperature management

Hot Water
Gas MultipointMain System

Hot water system upgraded

Walls
Very PoorPoor

Wall insulation improved

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era2nd Floor FlatEPC CPre-1919 buildSolid (non-cavity) walls

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

Planning

Planning history

Applications and permits filed against Flat 4, 22 West End, Holbeach, Spalding, PE12 7LW, sourced from the PlanIt planning register.

Flat 4 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Flat 4 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£121,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in PE12 7LW: £90,000 (2023–2019).

On the street

Versus other West End homes

Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.

On epc rating, Flat 4 stands well clear of the street.

EPC Rating

70 (C)

Street avg 52 (E)

Strongly above

Floor Area

34 m²

Street avg 51 m²

On par

CO₂ Emissions

1.2 t/year

Street avg 4.1 t/year

Strongly above

Habitable Rooms

2 rooms

Street avg 2 rooms

On par
Before you decide

Everything you need to know about Flat 4

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£121k

Flat 1, 32 West End, Holbeach

PE12 7LW

Flat
£120k

Fen Lodge, Flat 1, Park Road, Holbeach

PE12 7EE

Flat2 bed1 bath
£125k

Flat 1, 72 Church Street, Holbeach

PE12 7LL

Flat
£116k

Flat 1, 22 West End, Holbeach

PE12 7LW

Flat
£128k

14a, Flat 3, High Street, Holbeach

PE12 7DY

Flat
£129k

Flat 16, 6 St Matthews Close, Holbeach

PE12 7AY

Flat
£113k

Flat 10, 6 St Matthews Close, Holbeach

PE12 7AY

Flat
£130k

14a, Flat 4, High Street, Holbeach

PE12 7DY

Flat
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

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

All Saints Church — bus stop.

Closest school

0.2 km

The Holbeach William Stukeley Church of England Voluntary Aided Primary School. 5 schools nearby.

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

Daytime· 07:00 – 23:00

51.1dB

Low
Night-time road noise heatmap for PE12 7LW

Night-time· 23:00 – 07:00

40.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Flat 4, 22 West End, Holbeach, Spalding, PE12 7LW. Each answer is also embedded as structured data for search engines.