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

Estimated value

£201,000

  • Since the 2001 sale (£59,000)+241%
  • Against PE12 8HF's recent median (£137,250)+46%

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
Habitable rooms
4
From EPC
Floor area
117 m²
1259 sq ft
Energy rating
E
Score 50
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

£201,000

  • Against its 2001 sale (£59,000)+241%
  • Against PE12 8HF's recent median (£137,250)+46%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Tinsley Cottage is modelled from its 117 m² EPC floor area, its 1 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

    117 m² from the EPC lodged in May 2017

  • Sales of this home

    1 sale recorded, the latest in 2001

  • Recent sales in PE12 8HF

    4 sales, median £137,250 (2019–2014)

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.

2 Tinsley Cottage's estimated value is more than triple its earliest registered sale price (2001).

Sales timeline

  1. 26 January 2001Most recent

    £59,000

Median price across the last 4 sales in PE12 8HF: £137,250 (2019–2014).

Risks

What this page doesn't show

2 potential issues have already been flagged for 2 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 2 Tinsley Cottage

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

2 Tinsley Cottage is a semi-detached house in Holbeach, Spalding, Spalding (PE12 8HF). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1967-1975 and council tax band A. The latest certificate (May 2017) shows an E (score 50), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2014); the latest reading is one band lower. Between certificates, wall efficiency went from Poor to Good and roof efficiency went from Very Poor to Very Good; while lighting dropped from Very Good to Good and main heating dropped from Good to Average. The recommended improvements would lift it to A (score 96), a 4-band jump. Main heating runs on oil.

Held since January 2001 — that's 26 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £201,000 sits 240.7% above the 2001 sale of £59,000.

Before you decide

Everything you need to know about 2 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.

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

Current Certificate(1 of 3)
May 2017

EPC Rating

A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 25 May 2027

6 months remaining

Property Improvements

Changes detected from historical EPC data

Nov 2014from Oct 2014
Heating Controls
FullProg + Stat

Heating controls changed

Roof Insulation
UninsulatedWell Insulated

Loft insulation installed or upgraded to 250mm+

May 2017from Nov 2014
EPC improved fromD58toE50
Heating Controls
Prog + StatProg + TRVs

Heating controls changed

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof
GoodVery Good

Roof insulation improved

Low Energy Lighting
100%67%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 2 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF, sourced from the PlanIt planning register.

2 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.

On habitable rooms, 2 Tinsley Cottage runs well behind the street norm.

EPC Rating

50 (E)

Street avg 39 (E)

Above

Floor Area

117 m²

Street avg 135 m²

Above

CO₂ Emissions

7.1 t/year

Street avg 9.3 t/year

Above

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly 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

Late 20th centurySemi-Detached HouseEPC ENo mains gas

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

From £885 · 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.
£201k

1 Darwin Avenue, Fleet, Holbeach

PE12 8LX

£197k

1 Chapman Mews, Holbeach

PE12 8NZ

3 bed1 bath
£196k

1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach

PE12 8JR

£207k

1 Cardham Cottage, Holbeach St Marks, Holbeach

PE12 8HB

£195k

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

PE12 8LH

£210k

1 Eastgate, Fleet, Holbeach

PE12 8NA

£188k

1 Bensgate Road, Holbeach

PE12 8NL

3 bed1 bath
£186k

1 Burgess Drive, Fleet Hargate, Holbeach

PE12 8NR

2 bed1 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 2 Tinsley Cottage is modelled from its 117 m² EPC floor area, its 1 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. 1 sale is recorded for 2 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 2 Tinsley Cottage was lodged in May 2017 at band E and is valid until May 2027. 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 2 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
2 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 2 Tinsley Cottage, Holbeach St Marks, Holbeach, Spalding, PE12 8HF. Each answer is also embedded as structured data for search engines.

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