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13 Callows Cottages, Washway Road, Holbeach, Spalding, PE12 8BP

Estimated value

£177,000

  • Since the 2014 sale (£124,000)+43%
  • Against PE12 8BP's recent median (£132,500)+34%

Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
96 m²
1033 sq ft
Energy rating
D
Score 64
Council tax
Band A
Tenure
Owner Occupied
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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

£177,000

  • Against its 2014 sale (£124,000)+43%
  • Against PE12 8BP's recent median (£132,500)+34%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Callows Cottages is modelled from its 96 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8BP. 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

    96 m² from the EPC lodged in May 2014

  • Sales of this home

    2 sales recorded, the latest in 2014

  • Recent sales in PE12 8BP

    5 sales, median £132,500 (2024–2013)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 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.

Sale price has at least doubled since 1998.

Sales timeline

  1. 22 January 2014Most recent

    £124,000

    +185.1%over 15 years

  2. 24 September 1998

    £43,500

Median price across the last 5 sales in PE12 8BP: £132,500 (2024–2013).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 Callows Cottages, Washway Road, Holbeach, Spalding, PE12 8BP. 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 13 Callows Cottages

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

13 Callows Cottages is a semi-detached house in Holbeach, Spalding, Spalding (PE12 8BP). It has a recorded floor area of 96 m² (around 1033 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (May 2014) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in July 2013 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Good and window efficiency went from Poor to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on lpg. The latest certificate is from May 2014, so improvements made since then won't be reflected.

Across 1998–2014, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £177,000 is 42.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£120/sq ft) was about 37.1% above the typical sold price in the postcode. 13 years since the last transfer (January 2014).

Before you decide

Everything you need to know about 13 Callows Cottages

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

Larger development activity nearby

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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.

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 May 2024

Current Certificate(1 of 3)
May 2014

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 6 May 2024

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Apr 2014from Jul 2013
EPC improved fromE50toF22
Heating System
Storage HeatersRoom Heaters

Heating system changed

Main Fuel
ElectricDual

Fuel source changed

Heating Controls
ManualThermostat

Heating controls upgraded for better temperature management

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

May 2014from Apr 2014
EPC improved fromF22toD64
Heating System
Room HeatersGas Boiler

Upgraded to gas central heating

Main Fuel
DualLPG

Fuel source changed

Heating Controls
ThermostatFull

Heating controls upgraded for better temperature management

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
22%82%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 13 Callows Cottages, Washway Road, Holbeach, Spalding, PE12 8BP, sourced from the PlanIt planning register.

13 Callows Cottages 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 Washway Road homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Callows Cottages outperforms the street on floor area by a wide margin.

Price per m²

£1,292

Street avg £1,286

On par

Floor Area

96 m²

Street avg 95 m²

Above

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

3.2 t/year

Street avg 5.9 t/year

Above
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

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

226/mo

Steady year-on-year across the wider district.

Nearest stop

0.3 km

Star Cross Farm — bus stop.

Closest school

1.0 km

Holbeach Bank Primary Academy. 4 schools nearby.

Nearest schools

  • Holbeach Bank Primary AcademyPrimary1.0km
  • Holbeach Primary AcademyPrimary1.4km
  • University Academy HolbeachSecondary1.6km
  • The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary2.1km

Nearest stops

  • Star Cross FarmBus stop321m
  • 188 Boston RoadBus stop485m
  • Demand Responsive AreaBus stop486m
  • Old Sluice RoadBus stop528m

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 8BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 8BP

Daytime· 07:00 – 23:00

48.0dB

Low
Night-time road noise heatmap for PE12 8BP

Night-time· 23:00 – 07:00

38.9dB

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-eraSemi-Detached HouseEPC DPre-1919 buildNo mains gasLow flood risk

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £820 · 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.
£182k

1 Eastgate Gardens, Holbeach

PE12 8NP

£172k

1 Baileys Close, Holbeach

PE12 8QX

£186k

1 Burgess Drive, Fleet Hargate, Holbeach

PE12 8NR

2 bed1 bath
£188k

1 Bensgate Road, Holbeach

PE12 8NL

3 bed1 bath
£195k

1 Bull Row, Old Main Road, Fleet Hargate, Holbeach

PE12 8LH

£160k

1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach

PE12 8BY

3 bed1 bath
£160k

1 Council House, Washway Road, Saracens Head, Holbeach

PE12 8AZ

£196k

1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach

PE12 8JR

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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 13 Callows Cottages is modelled from its 96 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8BP. 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 13 Callows Cottages. 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 13 Callows Cottages was lodged in May 2014 at band D and expired in May 2024, so a new one is needed to sell or let. 3 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 13 Callows Cottages. 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 8BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Callows Cottages 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Callows Cottages, Washway Road, Holbeach, Spalding, PE12 8BP. Each answer is also embedded as structured data for search engines.

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