Model valuation£417,0008 Busby Close
Local market context
2 Sluice Farm, Holbeach St Marks, Holbeach, Spalding, PE12 8HF
5 planning records
Estimated value
£354,000
- Against PE12 8HF's recent median (£114,500)+209%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
185 m²
1991 sq ft
Energy rating
F
Score 24
Council tax
Band B
Tenure
Owner Occupied
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
£354,000
- Against PE12 8HF's recent median (£114,500)+209%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Sluice Farm is modelled from its 185 m² EPC floor area, the absence of a recorded sale 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
185 m² from the EPC lodged in October 2013
Sales of this home
No sale recorded since 1995
Recent sales in PE12 8HF
5 sales, median £114,500 (2019–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2019 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 applications | 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 Sluice Farm 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 5 sales in PE12 8HF: £114,500 (2019–2001).
What this page doesn't show
2 potential issues have already been flagged for 2 Sluice Farm, 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
One time fee only - money back guarantee
About 2 Sluice Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Sluice Farm is a detached house in Holbeach, Spalding, Spalding (PE12 8HF). It has a recorded floor area of 185 m² (around 1991 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (October 2013) shows an F (score 24), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 71), a 3-band jump. Main heating runs on lpg. The latest certificate is from October 2013, so improvements made since then won't be reflected.
At 185 m² the property is well over the postcode median (113 m² across 6 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 0 approved, 0 refused.
Before you decide
Everything you need to know about 2 Sluice Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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 Sluice Farm'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 09 Oct 2023
Current Certificate
Oct 2013EPC Rating
A
B
C
D
E
F
F24
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 October 2023
Planning history
Applications and permits filed against 2 Sluice Farm, Holbeach St Marks, Holbeach, Spalding, PE12 8HF, sourced from the PlanIt planning register.
5 applications on record at 2 Sluice Farm, Holbeach St Marks, Holbeach, Spalding, PE12 8HF
0decisions1extensions40documents2nearby
- Sept 2009OutlineOutcome in report
B1(a) office use of buildings A, B and C
- Documents
- 3 docs on file
- Reference
- H09-0515-09
- More recent applications — locked
- ExtensionDec 2022Decision
- FullMay 2022Decision
+ 2 more applications in the report
Unlock 2 Sluice Farm, Holbeach St Marks, Holbeach, Spalding, PE12 8HF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 5 applications on this property in full, plus 2 notable nearby
- The 40 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Sluice Farm runs well behind the street norm.
EPC Rating
24 (F)
Street avg 43 (E)
Floor Area
185 m²
Street avg 124 m²
CO₂ Emissions
14.0 t/year
Street avg 8.1 t/year
Habitable Rooms
7 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
0.3 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.
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· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
35.6dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Bells Bridge, Holbeach St Johns, Holbeach
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1 Farm House Cottages, Holbeach St Marks, Holbeach
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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 Sluice Farm is modelled from its 185 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 2 Sluice Farm, 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 Sluice Farm was lodged in October 2013 at band F and expired in October 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 2 Sluice Farm. 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
- 2 Sluice Farm is in council tax band B. 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 Sluice Farm, Holbeach St Marks, Holbeach, Spalding, PE12 8HF. Each answer is also embedded as structured data for search engines.
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