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Berenice, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP

1 planning record

Estimated value

£184,000

  • Since the 2021 sale (£125,000)+47%
  • Against PE12 8RP's recent median (£320,000)-42%

Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
4
From EPC
Floor area
61 m²
657 sq ft
Energy rating
F
Score 36
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

£184,000

  • Against its 2021 sale (£125,000)+47%
  • Against PE12 8RP's recent median (£320,000)-42%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Berenice is modelled from its 61 m² EPC floor area, its 1 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

    61 m² from the EPC lodged in November 2020

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in PE12 8RP

    5 sales, median £320,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 15 February 2021Most recent

    £125,000

Median price across the last 5 sales in PE12 8RP: £320,000 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for Berenice, 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

Overview

About Berenice

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

Berenice is a detached house in Holbeach, Spalding, Spalding (PE12 8RP). It has a recorded floor area of 61 m² (around 657 sq ft) and construction records dating it to 1967-1975. The latest certificate (November 2020) shows an F (score 36), 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 dual fuel.

Today's modelled estimate of £184,000 is 47.2% above the 2021 sale price. Sold February 2021 for £125,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2021.

Before you decide

Everything you need to know about Berenice

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.

Berenice's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Nov 2020

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Gas
Main Fuel
—
Hot Water
Poor
Windows
Average
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 November 2030

4 years remaining
Planning

Planning history

Applications and permits filed against Berenice, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP, sourced from the PlanIt planning register.

1 application on record at Berenice, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP

0decisions1extensions5documents2nearby
  1. Apr 2021
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side of property

    Two single storey side extensions , internal alterations and workshop building.

    Documents
    5 docs on file
    Reference
    H09-0158-21
    Full record in report

Unlock Berenice, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 1 application on this property in full, plus 2 notable nearby
  • The 5 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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

0.6 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.

Noise

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 road noise heatmap for PE12 8RP

Daytime· 07:00 – 23:00

44.6dB

Low
Night-time road noise heatmap for PE12 8RP

Night-time· 23:00 – 07:00

36.8dB

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 centuryDetached BungalowEPC FNo mains gas

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

From £820 · 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.
£186k

1 Burgess Drive, Fleet Hargate, Holbeach

PE12 8NR

2 bed1 bath
£182k

1 Eastgate Gardens, Holbeach

PE12 8NP

£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

£172k

1 Baileys Close, Holbeach

PE12 8QX

£197k

1 Chapman Mews, Holbeach

PE12 8NZ

3 bed1 bath
£201k

1 Darwin Avenue, Fleet, Holbeach

PE12 8LX

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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 Berenice is modelled from its 61 m² EPC floor area, its 1 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. 1 sale is recorded for Berenice. 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 Berenice was lodged in November 2020 at band F and is valid until November 2030. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Berenice. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Berenice, Nutts Lane, Holbeach St Johns, Holbeach, Spalding, PE12 8RP. Each answer is also embedded as structured data for search engines.

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