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Holly Tree Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB

3 sales on record
Property type
Detached
Habitable rooms
5
From EPC
Floor area
81 m²
872 sq ft
Energy rating
E
Score 43
Tenure
Owner Occupied
Overview

About Holly Tree Cottage

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

Holly Tree Cottage is a detached house in Holbeach, Spalding, Spalding (PE12 8BB). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to before 1900. The latest certificate (August 2025) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2024. Between certificates, wall efficiency went from Very Poor to Poor; while window efficiency dropped from Average to Poor and lighting dropped from Good to Average. The recommended improvements would push it to D (score 66). Main heating runs on oil.

Across 2000–2015, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £239,000 sits 51.3% above the 2015 sale of £158,000. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 36.7% above the typical sold price in the postcode. On the market in November 2015 and unlisted since — roughly 11 years.

Before you decide

Everything you need to know about Holly Tree Cottage

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

Larger 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.
Current Certificate(1 of 2)
Aug 2025

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Aug 2025from Oct 2024
Walls
Very PoorPoor

Wall insulation improved

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
50%80%

More low energy lighting installed

SDL Surveying

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

Planning history

Applications and permits filed against Holly Tree Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB, sourced from the PlanIt planning register.

Holly Tree 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.

Price

Sales history & valuation

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

Holly Tree Cottage has more than tripled in price since its earliest registered sale in 2000.

Current estimate

£239,000

Modelled from EPC, postcode comparables and a sale-price growth of 8.2% per year over 16 years.

See how we calculated this
Last sold (2015)

£158,000

Growth on file: 8.2% per year over 16 years.

Sales timeline

  1. 4 November 2015Most recent

    £158,000

    +64.6%over 13 years

  2. 8 August 2002

    £96,000

    +108.7%over 2 years

  3. 7 March 2000

    £46,000

Median price across the last 5 sales in PE12 8BB: £201,000 (2024–2021).

On the street

Versus other Roman Bank homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, Holly Tree Cottage stands well clear of the street.

Price per m²

£1,951

Street avg £1,853

On par

Floor Area

81 m²

Street avg 81 m²

On par

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

5.7 t/year

Street avg 6.8 t/year

Above
Before you decide

Everything you need to know about Holly Tree Cottage

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

Larger 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.
£231k

1 Crown Avenue, Holbeach St Marks, Holbeach

PE12 8EU

4 bed1 bath
£253k

1 Council House, Nutts Lane, Holbeach St Johns, Holbeach

PE12 8RP

3 bed2 bath
£261k

1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach

PE12 8JR

£217k

1 Darwin Avenue, Fleet, Holbeach

PE12 8LX

£265k

1 Farm House Cottages, Holbeach St Marks, Holbeach

PE12 8HF

£210k

1 Eastgate, Fleet, Holbeach

PE12 8NA

£209k

1 Eastgate Gardens, Holbeach

PE12 8NP

£199k

1 Cardham Cottage, Holbeach St Marks, Holbeach

PE12 8HB

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

0.1 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.

Noise

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 road noise heatmap for PE12 8BB

Daytime· 07:00 – 23:00

52.5dB

Low
Night-time road noise heatmap for PE12 8BB

Night-time· 23:00 – 07:00

46.7dB

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 Holly Tree Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB. Each answer is also embedded as structured data for search engines.