Model valuation£417,0008 Busby Close
Local market context
Holly Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Property type
Detached
Habitable rooms
4
From EPC
Floor area
82 m²
883 sq ft
Energy rating
E
Score 40
Tenure
Owner Occupied
About Holly Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Holly Cottage is a detached house in Holbeach, Spalding, Spalding (PE12 8BB). It has a recorded floor area of 82 m² (around 883 sq ft) and construction records dating it to before 1900. The latest certificate (March 2024) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on electricity.
Held since June 2000 — that's 26 years off the open market, well above the local norm. Across 1998–2000, sale prices on this property compounded at 12.9% per year. Today's modelled estimate of £204,000 sits 161.5% above the 2000 sale of £78,000. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 32.5% below the postcode norm.
Before you decide
Everything you need to know about Holly 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.
Holly Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Mar 2024EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
10.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 March 2034
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against Holly Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB, sourced from the PlanIt planning register.
Holly 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Holly Cottage's estimated value is more than triple its earliest registered sale price (1998).
Current estimate
See how we calculated this£204,000
Modelled from EPC, postcode comparables and a sale-price growth of 12.9% per year over 2 years.
Last sold (2000)
£78,000
Growth on file: 12.9% per year over 2 years.
Sales timeline
29 June 2000Most recent
£78,000
+30.0%over 2 years30 April 1998
£60,000
Median price across the last 5 sales in PE12 8BB: £201,000 (2024–2021).
Nearby sales in PE12 8BB
Longways, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Sold Feb 2024
£320,000Spa House, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Sold Jul 2023
£245,000Hayseeds, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Sold Apr 2022
£150,00049 Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Sold Apr 2022
£186,00053 Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB
Sold Jun 2021
£201,000
Versus other Roman Bank homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Holly Cottage outperforms the street on years held by a wide margin.
Price per m²
£951
Street avg £1,926
Floor Area
82 m²
Street avg 81 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
10.0 t/year
Street avg 6.3 t/year
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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.
£207k
1 Cardham Cottage, Holbeach St Marks, Holbeach
PE12 8HB
£201k
1 Darwin Avenue, Fleet, Holbeach
PE12 8LX
£210k
1 Eastgate, Fleet, Holbeach
PE12 8NA
£197k
1 Chapman Mews, Holbeach
PE12 8NZ
3 bed1 bath
£196k
1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach
PE12 8JR
£195k
1 Bull Row, Old Main Road, Fleet Hargate, Holbeach
PE12 8LH
£188k
1 Bensgate Road, Holbeach
PE12 8NL
3 bed1 bath
£186k
1 Burgess Drive, Fleet Hargate, Holbeach
PE12 8NR
2 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
0.1 km
Demand Responsive Area — bus stop.
Closest school
1.8 km
Holbeach Bank Primary Academy. 4 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 8BB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
46.7dB
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 Holly Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB. Each answer is also embedded as structured data for search engines.