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Willow House, Bensgate Road, Holbeach, Spalding, PE12 8NL

EPC B5 planning records

Estimated value

£416,000

  • Since the 2022 sale (£645,000)-36%
  • Against PE12 8NL's recent median (£250,000)+66%

Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor area
240 m²
2583 sq ft
Energy rating
B
Score 86
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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

£416,000

  • Against its 2022 sale (£645,000)-36%
  • Against PE12 8NL's recent median (£250,000)+66%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow House is modelled from its 240 m² EPC floor area, its 2 recorded sales 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

    240 m² from the EPC lodged in June 2022

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in PE12 8NL

    5 sales, median £250,000 (2022–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull 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.

Willow House has more than quadrupled in price since its earliest registered sale in 2020.

Sales timeline

  1. 4 August 2022Most recent

    £645,000

    +396.2%over 1 year

  2. 2 December 2020

    £130,000

Median price across the last 5 sales in PE12 8NL: £250,000 (2022–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow House, 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

Overview

About Willow House

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

Willow House is a detached house in Holbeach, Spalding, Spalding (PE12 8NL). It has a recorded floor area of 240 m² (around 2583 sq ft) and construction records dating it to 2022. The latest certificate (June 2022) returns a high B (score 86), putting the home a stone's throw from an A rating. Main heating runs on electricity: electricity, unspecified tariff.

Across 2020–2022, sale prices on this property compounded at 160.9% per year. Today's modelled estimate of £416,000 is 35.5% below the 2022 sale of £645,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£250/sq ft) was about 59.2% above the typical sold price in the postcode. At 240 m² the property is well over the postcode median (95 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 5 planning records sit against the property, 0 approved, 0 refused, 1 pending. An application is currently awaiting a decision. Most recent transfer: August 2022 at £645,000. 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 Willow House

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

Larger development activity nearby

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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.

Willow House ranks among the most efficient homes in the postcode for energy use.

Current Certificate
Jun 2022

EPC Rating

A
B
B86
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
—

Certificate validity

Valid until 26 June 2032

5 years remaining
Planning

Planning history

Applications and permits filed against Willow House, Bensgate Road, Holbeach, Spalding, PE12 8NL, sourced from the PlanIt planning register.

5 applications on record at Willow House, Bensgate Road, Holbeach, Spalding, PE12 8NL

0decisions41documents2nearby
  1. Jun 2016
    New BuildOutline
    Outcome in report

    Replacement dwelling

    Reference
    H05-0568-16
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. ConditionsDecision

+ 2 more applications in the report

Unlock Willow House, 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 5 applications on this property in full, plus 2 notable nearby
  • The 41 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Bensgate Road homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Willow House runs comfortably ahead of the street norm.

Price per m²

£2,688

Street avg £2,125

On par

Floor Area

240 m²

Street avg 157 m²

Strongly above

CO₂ Emissions

2.5 t/year

Street avg 12.4 t/year

Strongly above

Years Held

4 years

Street avg 11 years

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

0.4 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.

Noise

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 road noise heatmap for PE12 8NL

Daytime· 07:00 – 23:00

45.4dB

Low
Night-time road noise heatmap for PE12 8NL

Night-time· 23:00 – 07:00

36.2dB

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 2 HomeBuyer Report

21st centuryDetached HouseEPC BLow flood risk

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · 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.
£395k

1 Castle Drive, Holbeach

PE12 8TF

4 bed2 bath
£391k

1 Bramley Close, Fleet Hargate, Holbeach

PE12 8TG

3 bed2 bath
£384k

1 Church Close, Holbeach St Marks, Holbeach

PE12 8EN

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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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 Willow House is modelled from its 240 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Willow House. 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 Willow House was lodged in June 2022 at band B and is valid until June 2032. 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 Willow House. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow House, Bensgate Road, Holbeach, Spalding, PE12 8NL. Each answer is also embedded as structured data for search engines.

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