Model valuation£417,0008 Busby Close
Local market context
5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ
3 planning records
Estimated value
£193,000
- Since the 2020 sale (£160,000)+21%
- Against PE12 8AZ's recent median (£116,000)+66%
Newest record on this page: November 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
86 m²
926 sq ft
Energy rating
E
Score 49
Council tax
Band A
Tenure
Owner Occupied
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
£193,000
- Against its 2020 sale (£160,000)+21%
- Against PE12 8AZ's recent median (£116,000)+66%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Council House is modelled from its 86 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8AZ. 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
86 m² from the EPC lodged in July 2014
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in PE12 8AZ
3 sales, median £116,000 (2003–1995)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sale price has at least doubled since 2013.
Sales timeline
18 December 2020Most recent
£160,000
+100.0%over 7 years10 July 2013
£80,000
Median price across the last 3 sales in PE12 8AZ: £116,000 (2003–1995).
What this page doesn't show
1 potential issue has already been flagged for 5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ. The detail, evidence and what to ask about it are in the Risks 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
One time fee only - money back guarantee
About 5 Council House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Council House is a three-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 8AZ). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (July 2014) shows an E (score 49), well below the UK norm with real room to improve. When first surveyed in January 2013 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on lpg. The latest certificate is from July 2014, so improvements made since then won't be reflected. The home occupies a corner plot.
3 planning records sit against the property, 0 approved, 0 refused. Across 2013–2020, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £193,000 is 20.6% above the 2020 sale price. Sold December 2020 for £160,000.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
- FireplaceYes
Outside
- ParkingOff road
- Corner plotYes
Before you decide
Everything you need to know about 5 Council House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 06 Jul 2024
Current Certificate(1 of 2)
Jul 2014
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 July 2024
Property Improvements
Changes detected from historical EPC data
Jul 2014from Jan 2013
EPC improved fromG4toE49
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
45%78%
More low energy lighting installed
Planning history
Applications and permits filed against 5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ, sourced from the PlanIt planning register.
3 applications on record at 5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ
0decisions2extensions14documents2nearby
- Jan 2019FullOutcome in report
Use of site for dog breeding.
- Documents
- 5 docs on file
- Reference
- H23-1089-18
- More recent applications — locked
- ExtensionNov 2021Decision
- ExtensionJul 2021Decision
Unlock 5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 3 applications on this property in full, plus 2 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Washway Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 5 Council House lags the street by a wide margin.
EPC Rating
49 (E)
Street avg 54 (E)
Floor Area
86 m²
Street avg 96 m²
CO₂ Emissions
4.1 t/year
Street avg 4.4 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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.
Nearest schools
- Holbeach Bank Primary AcademyPrimary2.0km
- Holbeach Primary AcademyPrimary2.9km
Nearest stops
- Post OfficeBus stop766m
- New Saracen's Head PHBus stop795m
- Demand Responsive AreaBus stop822m
- 1 Sluice RoadBus stop1.1km
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.
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 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£197k
1 Chapman Mews, Holbeach
PE12 8NZ
3 bed1 bath
£188k
1 Bensgate Road, Holbeach
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3 bed1 bath
£160k
1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach
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3 bed1 bath
£242k
1 Council House, Nutts Lane, Holbeach St Johns, Holbeach
PE12 8RP
3 bed2 bath
£186k
1 Burgess Drive, Fleet Hargate, Holbeach
PE12 8NR
2 bed1 bath
£391k
1 Bramley Close, Fleet Hargate, Holbeach
PE12 8TG
3 bed2 bath
£227k
1 Crown Avenue, Holbeach St Marks, Holbeach
PE12 8EU
4 bed1 bath
£376k
1 Crown Lodge, Holbeach Clough, Holbeach
PE12 8TE
4 bed2 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 5 Council House is modelled from its 86 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8AZ. 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. 2 sales are recorded for 5 Council House. 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 5 Council House was lodged in July 2014 at band E and expired in July 2024, 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. 3 applications are matched to 5 Council House. 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 2 schools and 29 stops listed are measured in a straight line from PE12 8AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 Council House 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 5 Council House, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ. Each answer is also embedded as structured data for search engines.
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