Model valuation£417,0008 Busby Close
Local market context
Manor House Cottage, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ
Estimated value
£315,000
- Against PE12 8AZ's recent median (£116,000)+172%
Newest record on this page: July 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
175 m²
1884 sq ft
Energy rating
G
Score 13
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
£315,000
- Against PE12 8AZ's recent median (£116,000)+172%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Manor House Cottage is modelled from its 175 m² EPC floor area, the absence of a recorded sale 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
175 m² from the EPC lodged in July 2021
Sales of this home
No sale recorded since 1995
Recent sales in PE12 8AZ
5 sales, median £116,000 (2020–1995)
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 | None on this home | 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.
Manor House Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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
What this page doesn't show
1 potential issue has already been flagged for Manor House Cottage, 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 Manor House Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Manor House Cottage is a detached house in Holbeach, Spalding, Spalding (PE12 8AZ). It has a recorded floor area of 175 m² (around 1884 sq ft) and construction records dating it to before 1900. The latest certificate (July 2021) shows a G (score 13), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 84), a 5-band jump. Main heating runs on electricity.
At 175 m² the property is well over the postcode median (86 m² across 10 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about Manor House Cottage
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.
Manor House Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jul 2021EPC Rating
A
B
C
D
E
F
G
G13
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 July 2031
Planning history
Applications and permits filed against Manor House Cottage, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ, sourced from the PlanIt planning register.
Manor House Cottage 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.
Versus other Washway Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Manor House Cottage runs well behind the street norm.
EPC Rating
13 (G)
Street avg 57 (D)
Floor Area
175 m²
Street avg 87 m²
CO₂ Emissions
14.0 t/year
Street avg 3.4 t/year
Habitable Rooms
7 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-eraDetached HouseEPC GPre-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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Church Close, Holbeach St Marks, Holbeach
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1 Bramley Close, Fleet Hargate, Holbeach
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3 bed2 bath
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1 Castle Drive, Holbeach
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1 Farm House Cottages, Holbeach St Marks, Holbeach
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Start your researchHow to read this page
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 Manor House Cottage is modelled from its 175 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for Manor House Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Manor House Cottage was lodged in July 2021 at band G and is valid until July 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Manor House Cottage. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Manor House Cottage, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AZ. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 8AZSold prices, values and energy ratings for the postcode
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