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1 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF

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Estimated value

£199,000

  • Since the 2019 sale (£163,000)+22%
  • Against PE12 8HF's recent median (£100,000)+99%

Newest record on this page: November 2019. 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
Bedrooms
3
Bathroom
1
Floor area
103 m²
1109 sq ft
Energy rating
E
Score 54
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

£199,000

  • Against its 2019 sale (£163,000)+22%
  • Against PE12 8HF's recent median (£100,000)+99%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 Tinsley Cottage is modelled from its 103 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8HF. 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

    103 m² from the EPC lodged in November 2014

  • Sales of this home

    2 sales recorded, the latest in 2019

  • Recent sales in PE12 8HF

    3 sales, median £100,000 (2017–2001)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2019Latest 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.

Sales timeline

  1. 8 November 2019Most recent

    £163,000

    +42.4%over 5 years

  2. 22 October 2014

    £114,500

Median price across the last 3 sales in PE12 8HF: £100,000 (2017–2001).

Risks

What this page doesn't show

2 potential issues have already been flagged for 1 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Environmental risk flaggedIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 1 Tinsley Cottage

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

1 Tinsley Cottage is a three-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 8HF). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (November 2014) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2014. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to B (score 84), a 3-band jump. Main heating runs on house coal. The latest certificate is from November 2014, so improvements made since then won't be reflected. Other recorded features include notable views and outbuildings. The home occupies a cul-de-sac position.

Across 2014–2019, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £199,000 is 22.1% above the 2019 sale price. Last sale on file: £163,000 in November 2019.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms1

Outside

  • Private gardenRear
  • ParkingOff road
  • OutbuildingsYes
  • Notable viewsYes
  • Cul-de-sacYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 1 Tinsley Cottage

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

Larger development activity nearbyEnvironmental risk flagged

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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.

1 Tinsley Cottage's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2024

Current Certificate(1 of 2)
Nov 2014

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Average
CO2 Emissions
9.4 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 5 November 2024

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Nov 2014from Mar 2014
Low Energy Lighting
50%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 1 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF, sourced from the PlanIt planning register.

1 Tinsley 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 the street

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

1 Tinsley Cottage outperforms the street on epc rating by a wide margin.

EPC Rating

54 (E)

Street avg 38 (F)

Strongly above

Floor Area

103 m²

Street avg 137 m²

Strongly below

CO₂ Emissions

9.4 t/year

Street avg 8.9 t/year

Below

Habitable Rooms

5 rooms

Street avg 6 rooms

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

0.3 km

Majors Farm Lane End — bus stop.

Closest school

2.6 km

The Holbeach St Mark's Church of England Primary School. 1 school nearby.

Nearest schools

  • The Holbeach St Mark's Church of England Primary SchoolPrimary2.6km

Nearest stops

  • Majors Farm Lane EndBus stop266m
  • Bakkavor FactoryBus stop309m
  • Keightley RoadBus stop1.5km
  • Keightley House FarmBus stop1.7km

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

Daytime· 07:00 – 23:00

42.3dB

Low
Night-time road noise heatmap for PE12 8HF

Night-time· 23:00 – 07:00

35.6dB

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

Early 20th centurySemi-Detached HouseEPC ENo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, 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.
£197k

1 Chapman Mews, Holbeach

PE12 8NZ

3 bed1 bath
£188k

1 Bensgate Road, Holbeach

PE12 8NL

3 bed1 bath
£242k

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

PE12 8RP

3 bed2 bath
£160k

1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach

PE12 8BY

3 bed1 bath
£186k

1 Burgess Drive, Fleet Hargate, Holbeach

PE12 8NR

2 bed1 bath
£391k

1 Bramley Close, Fleet Hargate, Holbeach

PE12 8TG

3 bed2 bath
£227k

1 Crown Avenue, Holbeach St Marks, Holbeach

PE12 8EU

4 bed1 bath
£376k

1 Crown Lodge, Holbeach Clough, Holbeach

PE12 8TE

4 bed2 bath

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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 1 Tinsley Cottage is modelled from its 103 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 8HF. 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 1 Tinsley 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 1 Tinsley Cottage was lodged in November 2014 at band E and expired in November 2024, so a new one is needed to sell or let. 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 1 Tinsley 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 1 school and 11 stops listed are measured in a straight line from PE12 8HF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
1 Tinsley Cottage 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 1 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF. Each answer is also embedded as structured data for search engines.

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