Model valuation£417,0008 Busby Close
Local market context
5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH
4 sales on record2 planning records
Estimated value
£343,000
- Since the 2023 sale (£340,000)+1%
- Against PE12 8SH's recent median (£209,500)+64%
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
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
132 m²
1421 sq ft
Energy rating
D
Score 56
Council tax
Band B
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
£343,000
- Against its 2023 sale (£340,000)+1%
- Against PE12 8SH's recent median (£209,500)+64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Bells Bridge is modelled from its 132 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE12 8SH. 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
132 m² from the EPC lodged in July 2020
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in PE12 8SH
2 sales, median £209,500 (2022–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Sale price has grown by over 3x since 2002.
Sales timeline
30 November 2023Most recent
£340,000
+58.9%over 14 years9 November 2009
£214,000
+19.7%over 4 years7 September 2005
£178,750
+67.1%over 3 years29 May 2002
£107,000
Median price across the last 2 sales in PE12 8SH: £209,500 (2022–2014).
What this page doesn't show
1 potential issue has already been flagged for 5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH. 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 5 Bells Bridge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Bells Bridge is a four-bedroom semi-detached house in Holbeach, Spalding, Spalding (PE12 8SH). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (July 2020) shows a D (score 56), a step below the typical UK home. The rating has held steady at D across 2 certificates since October 2008. Between certificates, wall efficiency dropped from Good to Average and roof efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 79). Main heating runs on oil. Other recorded features include outbuildings and attached land beyond the plot.
2 planning records sit against the property, 0 approved, 0 refused, 1 pending. An active application for an extension is awaiting a decision. At 132 m² the property is well over the postcode median (87 m² across 5 EPCs), placing it in the larger end of the local stock. Last sale on file: £340,000 in November 2023. Across the public record there are 4 sales, relatively high churn for a single property. Across 2002–2023, sale prices on this property compounded at 5.5% per year.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- OutbuildingsYes
- LandYes
Before you decide
Everything you need to know about 5 Bells Bridge
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.
5 Bells Bridge's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jul 2020
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 July 2030
Planning history
Applications and permits filed against 5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
2 applications on record at 5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH
1 live now0decisions2extensions7documents2nearby
- Mar 2006ExtensionFullOutcome in report
Extension: Two storey · Side of property
Two-storey extension to side of dwelling
- Documents
- 1 doc on file
- Reference
- H06-0179-06
- More recent applications — locked
- ExtensionDec 2025Decision
Unlock 5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 2 applications on this property in full, plus 2 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bells Bridge homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 5 Bells Bridge runs comfortably ahead of the street norm.
EPC Rating
56 (D)
Street avg 64 (D)
Floor Area
132 m²
Street avg 88 m²
CO₂ Emissions
6.9 t/year
Street avg 3.9 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
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
1.5 km
Sun Inn — bus stop.
Closest school
2.6 km
Sutton St James Community Primary School. 1 school nearby.
Nearest schools
- Sutton St James Community Primary SchoolPrimary2.6km
Nearest stops
- Sun InnBus stop1.5km
- St Ives CrossBus stop1.7km
- Plough InnBus stop2.3km
- Demand Responsive AreaBus stop2.4km
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 8SH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
36.6dB
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
Mid 20th centurySemi-Detached HouseEPC DNo mains gasPermanent outbuildingsLow flood risk
Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£376k
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1 Bramley Close, Fleet Hargate, Holbeach
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£242k
1 Council House, Nutts Lane, Holbeach St Johns, Holbeach
PE12 8RP
3 bed2 bath
£197k
1 Chapman Mews, Holbeach
PE12 8NZ
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1 Bensgate Road, Holbeach
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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 5 Bells Bridge is modelled from its 132 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE12 8SH. 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. 4 sales are recorded for 5 Bells Bridge. 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 5 Bells Bridge was lodged in July 2020 at band D and is valid until July 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 5 Bells Bridge. 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 10 stops listed are measured in a straight line from PE12 8SH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 Bells Bridge is in council tax band B. 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 5 Bells Bridge, Holbeach St Johns, Holbeach, Spalding, PE12 8SH. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 8SHSold prices, values and energy ratings for the postcode
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