Model valuation£417,0008 Busby Close
Local market context
2 Council House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Estimated value
£170,000
- Against PE12 8RP's recent median (£320,000)-47%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
81 m²
872 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Social Rental
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
£170,000
- Against PE12 8RP's recent median (£320,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Council House is modelled from its 81 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 8RP. 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
81 m² from the EPC lodged in January 2025
Sales of this home
No sale recorded since 1995
Recent sales in PE12 8RP
5 sales, median £320,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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 Council House 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 8RP: £320,000 (2025–2021).
Nearby sales in PE12 8RP
1 Council House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Sold May 2025
£230,000Hawthorns, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Sold Apr 2023
£320,000Bramley House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Sold Aug 2022
£550,000Austin House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Sold Apr 2021
£340,000Paddock Lodge, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP
Sold Mar 2021
£275,000
What this page doesn't show
1 potential issue has already been flagged for 2 Council House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP. 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 2 Council House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Council House is a semi-detached house in Holbeach, Spalding, Spalding (PE12 8RP). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (January 2025) shows a C (score 70). When first surveyed in October 2021 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 107), a 2-band jump. Main heating runs on electricity.
Before you decide
Everything you need to know about 2 Council House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jan 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 14 January 2035
Property Improvements
Changes detected from historical EPC data
Jul 2023from Oct 2021
EPC improved fromD66toE51
Heating Controls
Prog + TRVsThermostat
Heating controls changed
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Jan 2025from Jul 2023
EPC improved fromE51toC70
Heating Controls
ThermostatFull Control
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Low Energy Lighting
71%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Council House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP, sourced from the PlanIt planning register.
2 Council House 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.
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
0.6 km
Village Hall — bus stop.
Nearest stops
- Village HallBus stop564m
- Cranesgate NorthBus stop578m
- Rose CrescentBus stop624m
- Demand Responsive AreaBus stop626m
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 8RP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.6dB
Night-time· 23:00 – 07:00
36.8dB
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-eraSemi-Detached HouseEPC CPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£172k
1 Baileys Close, Holbeach
PE12 8QX
£160k
1 Bass Cottage, Bass Chase, Holbeach Bank, Holbeach
PE12 8BY
3 bed1 bath
£160k
1 Council House, Washway Road, Saracens Head, Holbeach
PE12 8AZ
£182k
1 Eastgate Gardens, Holbeach
PE12 8NP
£186k
1 Burgess Drive, Fleet Hargate, Holbeach
PE12 8NR
2 bed1 bath
£188k
1 Bensgate Road, Holbeach
PE12 8NL
3 bed1 bath
£195k
1 Bull Row, Old Main Road, Fleet Hargate, Holbeach
PE12 8LH
£196k
1 Entry Gates, Marsh Road, Holbeach Hurn, Holbeach
PE12 8JR
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Start your researchHow to read this page
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 Council House is modelled from its 81 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE12 8RP. 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 Council House, 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 Council House was lodged in January 2025 at band C and is valid until January 2035. 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 Council 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. Schools and stops are measured in a straight line from PE12 8RP. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Council House 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Council House, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 8RPSold prices, values and energy ratings for the postcode
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