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The Granary, Pennyhill, Holbeach, Spalding, PE12 8DN

3 sales on record

Estimated value

£399,000

  • Since the 2018 sale (£302,500)+32%
  • Against PE12 8DN's recent median (£246,000)+62%

Newest record on this page: March 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
10
From EPC
Floor area
266 m²
2863 sq ft
Energy rating
D
Score 60
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

£399,000

  • Against its 2018 sale (£302,500)+32%
  • Against PE12 8DN's recent median (£246,000)+62%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Granary is modelled from its 266 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 8DN. 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

    266 m² from the EPC lodged in November 2018

  • Sales of this home

    3 sales recorded, the latest in 2018

  • Recent sales in PE12 8DN

    5 sales, median £246,000 (2025–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest 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.

The Granary has more than quadrupled in price since its earliest registered sale in 1999.

Sales timeline

  1. 5 August 2018Most recent

    £302,500

    +23.5%over 15 years

  2. 11 June 2003

    £245,000

    +497.6%over 3 years

  3. 7 July 1999

    £41,000

Median price across the last 5 sales in PE12 8DN: £246,000 (2025–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for The Granary, Pennyhill, Holbeach, Spalding, PE12 8DN. 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 The Granary

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

The Granary is a detached house in Holbeach, Spalding, Spalding (PE12 8DN). It has a recorded floor area of 266 m² (around 2863 sq ft) and construction records dating it to 1996-2002. The latest certificate (November 2018) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in March 2012 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on oil.

At 266 m² the property is well over the postcode median (168 m² across 6 EPCs), placing it in the larger end of the local stock. Across 1999–2018, sale prices on this property compounded at 11% per year. Today's modelled estimate of £399,000 is 31.9% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£106/sq ft) was about 25.9% below the postcode norm. On the market in August 2018 and unlisted since — roughly 8 years.

Before you decide

Everything you need to know about The Granary

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.

The Granary's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Nov 2018

EPC Rating

A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 16 November 2028

2 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2018from Mar 2012
EPC improved fromE54toD60
Heating Controls
FullProg + TRVs

Heating controls changed

Hot Water
AveragePoor

Hot water efficiency decreased

Wall Insulation
Uninsulated SolidInsulated Cavity

Cavity wall insulation installed

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedPartial

Floor insulation added or improved

Low Energy Lighting
56%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against The Granary, Pennyhill, Holbeach, Spalding, PE12 8DN, sourced from the PlanIt planning register.

The Granary 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 Pennyhill homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

The Granary is notably below the street on price per m².

Price per m²

£1,137

Street avg £1,752

Strongly below

Floor Area

266 m²

Street avg 168 m²

Strongly above

Habitable Rooms

10 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

11.0 t/year

Street avg 8.5 t/year

Below
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

0.2 km

The Bull's Neck PH — bus stop.

Closest school

1.0 km

University Academy Holbeach. 4 schools nearby.

Nearest schools

  • University Academy HolbeachSecondary996m
  • Holbeach Primary AcademyPrimary1.0km
  • Holbeach Bank Primary AcademyPrimary1.2km
  • The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary1.7km

Nearest stops

  • The Bull's Neck PHBus stop152m
  • Demand Responsive AreaBus stop181m
  • 18 Tolls LaneBus stop222m
  • Star Cross FarmBus stop623m

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

Daytime· 07:00 – 23:00

46.8dB

Low
Night-time road noise heatmap for PE12 8DN

Night-time· 23:00 – 07:00

37.4dB

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

Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)Low flood risk

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £955 · 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.
£395k

1 Castle Drive, Holbeach

PE12 8TF

4 bed2 bath
£391k

1 Bramley Close, Fleet Hargate, Holbeach

PE12 8TG

3 bed2 bath
£384k

1 Church Close, Holbeach St Marks, Holbeach

PE12 8EN

4 bed2 bath
£381k

1 Caravan Site, Pennyhill, Holbeach

PE12 8DN

£376k

1 Crown Lodge, Holbeach Clough, Holbeach

PE12 8TE

4 bed2 bath
£370k

1 Cherry Lane, Fleet Hargate, Holbeach

PE12 8NY

£309k

1 Bells Bridge, Holbeach St Johns, Holbeach

PE12 8SH

£247k

1 Farm House Cottages, Holbeach St Marks, Holbeach

PE12 8HF

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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 The Granary is modelled from its 266 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE12 8DN. 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 The Granary. 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 The Granary was lodged in November 2018 at band D and is valid until November 2028. 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 The Granary. 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 8DN, 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 The Granary, Pennyhill, Holbeach, Spalding, PE12 8DN. Each answer is also embedded as structured data for search engines.

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