Model valuation£417,0008 Busby Close
Local market context
Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL
4 planning records
Estimated value
£601,000
- Since the 2021 sale (£1,475,320)-59%
- Against PE12 8NL's recent median (£250,000)+140%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
13
From EPC
Floor area
666 m²
7169 sq ft
Energy rating
F
Score 22
Council tax
Band D
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
£601,000
- Against its 2021 sale (£1,475,320)-59%
- Against PE12 8NL's recent median (£250,000)+140%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Battleford Hall is modelled from its 666 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 8NL. 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
666 m² from the EPC lodged in April 2018
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in PE12 8NL
5 sales, median £250,000 (2022–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Latest sale on Battleford Hall was the highest on Land Registry record across the postcode.
Sales timeline
17 October 2021Most recent
£1,475,320
Median price across the last 5 sales in PE12 8NL: £250,000 (2022–2020).
Nearby sales in PE12 8NL
2 Bensgate Road, Holbeach, Spalding, PE12 8NL
Sold Oct 2022
£250,000Willow House, Bensgate Road, Holbeach, Spalding, PE12 8NL
Sold Aug 2022
£645,0001 Bensgate Road, Holbeach, Spalding, PE12 8NL
Sold Apr 2021
£157,500Ravensdale, Bensgate Road, Holbeach, Spalding, PE12 8NL
Sold Nov 2020
£365,000Fen Lodge, 5 Bensgate Road, Holbeach, Spalding, PE12 8NL
Sold Jun 2015
£215,000
What this page doesn't show
1 potential issue has already been flagged for Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL. 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 Battleford Hall
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Battleford Hall is a detached house in Holbeach, Spalding, Spalding (PE12 8NL). It has a recorded floor area of 666 m² (around 7169 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2018) shows an F (score 22), near the bottom of the EPC scale. The recommended improvements would push it to E (score 53). Main heating runs on oil.
Today's modelled estimate of £601,000 is 59.3% below the 2021 sale of £1,475,320, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£206/sq ft) was about 39% above the typical sold price in the postcode. At 666 m² the property is well over the postcode median (95 m² across 9 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. Last sale on file: £1,475,320 in October 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Battleford Hall
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Battleford Hall's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2018EPC Rating
A
B
C
D
E
F
F22
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
54.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 April 2028
Planning history
Applications and permits filed against Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL, sourced from the PlanIt planning register.
Battleford Hall sits within a conservation area — exterior works face additional planning controls.
4 applications on record at Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL
2 live now0decisions20documents2nearby
Flagged:Conservation area
- Sept 2023Tree WorksTreesOutcome in report
Works to Trees in Fleet Conservation Area
Conservation Area- Documents
- 3 docs on file
- Reference
- H05-0730-23
- More recent applications — locked
- Tree WorksDec 2025Decision
- Tree WorksOct 2025Decision
+ 1 more application in the report
Unlock Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 4 applications on this property in full, plus 2 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bensgate Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Battleford Hall runs well behind the street norm.
Price per m²
£2,215
Street avg £2,193
Floor Area
666 m²
Street avg 109 m²
Habitable Rooms
13 rooms
Street avg 4 rooms
CO₂ Emissions
54.0 t/year
Street avg 6.7 t/year
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
0.4 km
St Mary Magdelene's Church — bus stop.
Closest school
0.3 km
Fleet Wood Lane School. 2 schools nearby.
Nearest schools
- Fleet Wood Lane SchoolPrimary310m
- Gedney Church End Primary AcademyPrimary1.9km
Nearest stops
- St Mary Magdelene's ChurchBus stop366m
- Demand Responsive AreaBus stop370m
- Wood Lane Primary SchoolBus stop394m
- FairviewBus stop1.1km
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 8NL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
36.2dB
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 buildDetached over 300m²No mains gasSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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
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4 bed2 bath
£391k
1 Bramley Close, Fleet Hargate, Holbeach
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3 bed2 bath
£384k
1 Church Close, Holbeach St Marks, Holbeach
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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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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 Battleford Hall is modelled from its 666 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 8NL. 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 Battleford Hall. 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 Battleford Hall was lodged in April 2018 at band F and is valid until April 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Battleford Hall. 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 2 schools and 30 stops listed are measured in a straight line from PE12 8NL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Battleford Hall is in council tax band D. 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 Battleford Hall, Bensgate Road, Holbeach, Spalding, PE12 8NL. Each answer is also embedded as structured data for search engines.
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