Model valuation£417,0008 Busby Close
Local market context
2 Thimbleby Cottages, Holbeach St Matthews, Spalding, PE12 8EQ
Estimated value
£156,000
- Against PE12 8EQ's recent median (£160,000)-2%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
D
Score 56
Council tax
Band A
Tenure
Private Rental
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
£156,000
- Against PE12 8EQ's recent median (£160,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Thimbleby Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 8EQ. 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
86 m² from the EPC lodged in July 2023
Sales of this home
No sale recorded since 1995
Recent sales in PE12 8EQ
4 sales, median £160,000 (2018–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2018 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
2 Thimbleby Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in PE12 8EQ: £160,000 (2018–2008).
What this page doesn't show
1 potential issue has already been flagged for 2 Thimbleby Cottages, Holbeach St Matthews, Spalding, PE12 8EQ. 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
About 2 Thimbleby Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Thimbleby Cottages is a semi-detached house in Holbeach St. Matthews, Spalding, Spalding (PE12 8EQ). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (July 2023) shows a D (score 56), a step below the typical UK home. When first surveyed in March 2013 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Good. The recommended improvements would lift it to A (score 98), a 3-band jump. Main heating runs on oil.
On energy efficiency it sits in the top 10% of properties in this postcode.
Before you decide
Everything you need to know about 2 Thimbleby Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
2 Thimbleby Cottages ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 4)
Jul 2023
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Rented
Certificate validity
Valid until 5 July 2033
Property Improvements
Changes detected from historical EPC data
Mar 2018from Mar 2013
EPC improved fromF37toD58
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorGood
Wall insulation improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
70%42%
Low energy lighting percentage decreased
Mar 2023from Mar 2018
EPC improved fromD58toE52
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
42%71%
More low energy lighting installed
Jul 2023from Mar 2023
EPC improved fromE52toD56
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Thimbleby Cottages, Holbeach St Matthews, Spalding, PE12 8EQ, sourced from the PlanIt planning register.
2 Thimbleby 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.
Versus the street
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Thimbleby Cottages stands well clear of the street.
EPC Rating
56 (D)
Street avg 44 (E)
Floor Area
86 m²
Street avg 89 m²
CO₂ Emissions
5.1 t/year
Street avg 6.4 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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.
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
Demand Responsive Area — bus stop.
Nearest stops
- Demand Responsive AreaBus stop174m
- Track To Ward's FarmBus stop1.8km
- Christie HouseBus stop2.3km
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE12 8EQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
35.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DNo mains gasLow flood risk
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£160k
1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach
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3 bed1 bath
£160k
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1 Campling Place, Holbeach
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£145k
1 Cherry Close, Holbeach
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£143k
1 Cavell Way, Fleet, Holbeach
PE12 8PN
£172k
1 Baileys Close, Holbeach
PE12 8QX
£138k
1 Browne Wilkinson Walk, Holbeach St Marks, Holbeach
PE12 8HE
£182k
1 Eastgate Gardens, Holbeach
PE12 8NP
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 Thimbleby Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 8EQ. 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. No sale is recorded for 2 Thimbleby Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 2 Thimbleby Cottages was lodged in July 2023 at band D and is valid until July 2033. 4 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 2 Thimbleby 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. Schools and stops are measured in a straight line from PE12 8EQ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Thimbleby 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Thimbleby Cottages, Holbeach St Matthews, Spalding, PE12 8EQ. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 8EQSold prices, values and energy ratings for the postcode
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