Model valuation£417,0008 Busby Close
Local market context
4 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Notable viewsExtendable1 planning record
Estimated value
£216,000
- Since the 2020 sale (£183,000)+18%
- Against PE12 9NE's recent median (£291,000)-26%
Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 46
Council tax
Band A
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
£216,000
- Against its 2020 sale (£183,000)+18%
- Against PE12 9NE's recent median (£291,000)-26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Black Barn is modelled from its 116 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 9NE. 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
116 m² from the EPC lodged in October 2019
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in PE12 9NE
5 sales, median £291,000 (2023–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
27 September 2020Most recent
£183,000
+79.4%over 10 years1 October 2009
£102,000
Median price across the last 5 sales in PE12 9NE: £291,000 (2023–2007).
Nearby sales in PE12 9NE
Puddle Paddock, Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold Apr 2023
£350,0007 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold Apr 2021
£219,000The Forge, Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold Oct 2020
£291,0005 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold May 2007
£144,000Lark Rise, Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold Dec 2002
£89,000
What this page doesn't show
2 potential issues have already been flagged for 4 Black Barn, Gedney Drove End, Spalding, PE12 9NE. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 4 Black Barn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Black Barn is a three-bedroom semi-detached house in Gedney Drove End, Spalding, Spalding (PE12 9NE). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (October 2019) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since April 2009. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Average; while wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on oil. Other recorded features include notable views. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.
At 116 m² the property is well over the postcode median (87 m² across 5 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Across 2009–2020, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £216,000 is 18% above the 2020 sale price. Most recent transfer: September 2020 at £183,000. One historical planning record sits against the property in 2010.
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
- Bedrooms3
- Bathrooms2
- Dining roomYes
- CloakroomYes
- StudyYes
Outside
- Private gardenYes
- GarageDouble
- Notable viewsYes
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 4 Black Barn
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
4 Black Barn's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2019
EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 October 2029
Property Improvements
Changes detected from historical EPC data
Oct 2019from Apr 2009
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
22%78%
More low energy lighting installed
Planning history
Applications and permits filed against 4 Black Barn, Gedney Drove End, Spalding, PE12 9NE, sourced from the PlanIt planning register.
1 application on record at 4 Black Barn, Gedney Drove End, Spalding, PE12 9NE
0decisions1extensions3documents7nearby
- Feb 2010ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Proposed single-storey rear extension
- Documents
- 3 docs on file
- Reference
- H06-1011-09
Unlock 4 Black Barn, Gedney Drove End, Spalding, PE12 9NE'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 7 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Black Barn homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 4 Black Barn runs comfortably ahead of the street norm.
EPC Rating
46 (E)
Street avg 61 (D)
Floor Area
116 m²
Street avg 85 m²
CO₂ Emissions
7.7 t/year
Street avg 3.8 t/year
Habitable Rooms
5 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
0.1 km
Demand Responsive Area — bus stop.
Closest school
2.9 km
Gedney Drove End Primary School. 2 schools nearby.
Nearest schools
- Gedney Drove End Primary SchoolPrimary2.9km
- Lutton St Nicholas Primary AcademyPrimary2.9km
Nearest stops
- Demand Responsive AreaBus stop56m
- Black BarnBus stop73m
- Middle Drove FarmBus stop832m
- Crown CottagesBus 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 9NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
37.0dB
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 EPre-1919 buildNo mains gasSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£286k
1 Colsuan Gardens, Long Sutton
PE12 9FR
3 bed2 bath
£235k
1 Congreves Close, Lutton
PE12 9LX
2 bed1 bath
£264k
1 Church Green, Long Sutton
PE12 9BQ
2 bed1 bath
£139k
1 Churchill Court, Long Sutton
PE12 9HH
2 bed1 bath
£368k
1 Carnoustie Court, Sutton Bridge
PE12 9QP
4 bed2 bath
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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 4 Black Barn is modelled from its 116 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 9NE. 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 4 Black Barn. 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 4 Black Barn was lodged in October 2019 at band E and is valid until October 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 4 Black Barn. 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 16 stops listed are measured in a straight line from PE12 9NE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 4 Black Barn 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 4 Black Barn, Gedney Drove End, Spalding, PE12 9NE. Each answer is also embedded as structured data for search engines.
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