Model valuation£417,0008 Busby Close
Local market context
2 Whaplode Manor Mews, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
66 m²
710 sq ft
Energy rating
E
Score 39
Council tax
Band B
Tenure
Owner Occupied
About 2 Whaplode Manor Mews
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Whaplode Manor Mews is a mid-terrace house in Holbeach, Spalding, Spalding (PE12 8AZ). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (May 2026) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on bottled lpg. This certificate was lodged in the last six months, so the rating reflects current condition.
At 66 m² it's 23.3% smaller than the typical home in the postcode (86 m² median across 10 EPCs).
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Everything you need to know about 2 Whaplode Manor Mews
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
May 2026EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2036
Get a survey for this property
Level 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 2 Whaplode Manor Mews, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ, sourced from the PlanIt planning register.
2 Whaplode Manor Mews has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Whaplode Manor Mews has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£164,000
Modelled from EPC, postcode comparables.
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 8AZ: £116,000 (2020–1995).
Nearby sales in PE12 8AZ
Versus other Washway Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 2 Whaplode Manor Mews lags the street by a wide margin.
EPC Rating
39 (E)
Street avg 55 (E)
Floor Area
66 m²
Street avg 98 m²
CO₂ Emissions
2.6 t/year
Street avg 4.6 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£160k
1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach
PE12 8BY
3 bed1 bath
£160k
1 Council House, Washway Road, Saracens Head, Holbeach
PE12 8AZ
£172k
1 Baileys Close, Holbeach
PE12 8QX
£182k
1 Eastgate Gardens, Holbeach
PE12 8NP
£147k
1 Campling Place, Holbeach
PE12 8BU
£145k
1 Cherry Close, Holbeach
PE12 8LQ
£186k
1 Burgess Drive, Fleet Hargate, Holbeach
PE12 8NR
2 bed1 bath
£188k
1 Bensgate Road, Holbeach
PE12 8NL
3 bed1 bath
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.
Crime
226/mo
Steady year-on-year across the wider district.
Nearest stop
0.8 km
Post Office — bus stop.
Closest school
2.0 km
Holbeach Bank Primary Academy. 2 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around PE12 8AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
46.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 2 Whaplode Manor Mews, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ. Each answer is also embedded as structured data for search engines.