Skip to content
UK Property Looker

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

3 sales on record

Estimated value

£221,000

  • Since the 2015 sale (£158,000)+40%
  • Against PE12 8BB's recent median (£201,000)+10%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
81 m²
872 sq ft
Energy rating
E
Score 43
Tenure
Owner Occupied
Get directions (opens in a new tab)
Valuation

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

£221,000

  • Against its 2015 sale (£158,000)+40%
  • Against PE12 8BB's recent median (£201,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Holly Tree Cottage is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 8BB. 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

    81 m² from the EPC lodged in August 2025

  • Sales of this home

    3 sales recorded, the latest in 2015

  • Recent sales in PE12 8BB

    5 sales, median £201,000 (2024–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

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

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).

Risks

What this page doesn't show

1 potential issue has already been flagged for Holly Tree Cottage, Roman Bank, Saracens Head, Holbeach, Spalding, PE12 8BB. 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

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 £221,000 is 39.9% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 40.1% 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 · from £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

Certificate validity

Valid until 19 August 2035

8 years remaining

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

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.

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 £1,843

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 6.7 t/year

On par
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

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.

Nearest schools

  • Holbeach Bank Primary AcademyPrimary1.8km
  • Holbeach Primary AcademyPrimary2.2km
  • University Academy HolbeachSecondary2.5km
  • The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary2.8km

Nearest stops

  • Demand Responsive AreaBus stop107m
  • Post OfficeBus stop145m
  • New Saracen's Head PHBus stop186m
  • Greenfield CottagesBus stop499m

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.

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
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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£227k

1 Crown Avenue, Holbeach St Marks, Holbeach

PE12 8EU

4 bed1 bath
£210k

1 Eastgate, Fleet, Holbeach

PE12 8NA

£207k

1 Cardham Cottage, Holbeach St Marks, Holbeach

PE12 8HB

£242k

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

PE12 8RP

3 bed2 bath
£201k

1 Darwin Avenue, Fleet, Holbeach

PE12 8LX

£247k

1 Farm House Cottages, Holbeach St Marks, Holbeach

PE12 8HF

£197k

1 Chapman Mews, Holbeach

PE12 8NZ

3 bed1 bath
£196k

1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach

PE12 8JR

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Holly Tree Cottage is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 8BB. 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. 3 sales are recorded for Holly Tree Cottage. 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 Holly Tree Cottage was lodged in August 2025 at band E and is valid until August 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Holly Tree 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 4 schools and 30 stops listed are measured in a straight line from PE12 8BB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
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.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring