Model valuation£417,0008 Busby Close
Local market context
8 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Estimated value
£155,000
- Against PE12 9NE's recent median (£291,000)-47%
Newest record on this page: January 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
88 m²
947 sq ft
Energy rating
C
Score 71
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
£155,000
- Against PE12 9NE's recent median (£291,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Black Barn is modelled from its 88 m² EPC floor area, the absence of a recorded sale 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
88 m² from the EPC lodged in January 2025
Sales of this home
No sale recorded since 1995
Recent sales in PE12 9NE
5 sales, median £291,000 (2023–2020)
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 | 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.
8 Black Barn 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 9NE: £291,000 (2023–2020).
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
£291,0004 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold Sept 2020
£183,0005 Black Barn, Gedney Drove End, Spalding, PE12 9NE
Sold May 2007
£144,000
What this page doesn't show
2 potential issues have already been flagged for 8 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 8 Black Barn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Black Barn is a semi-detached house in Gedney Drove End, Spalding, Spalding (PE12 9NE). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (January 2025) shows a C (score 71). When first surveyed in June 2009 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, lighting went from Poor to Very Good and main heating went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 106), a 2-band jump. Main heating runs on electricity.
On energy efficiency it sits in the top 10% of properties in this postcode.
Before you decide
Everything you need to know about 8 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.
8 Black Barn ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 3)
Jan 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 25 January 2035
Property Improvements
Changes detected from historical EPC data
Mar 2021from Jun 2009
EPC improved fromE52toC69
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Heating Controls
ThermostatFull Control
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
22%100%
More low energy lighting installed
Jan 2025from Mar 2021
Windows
Full DoubleTriple
Windows upgraded to triple glazing
Planning history
Applications and permits filed against 8 Black Barn, Gedney Drove End, Spalding, PE12 9NE, sourced from the PlanIt planning register.
8 Black Barn has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Black Barn homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 8 Black Barn runs comfortably ahead of the street norm.
EPC Rating
71 (C)
Street avg 56 (D)
Floor Area
88 m²
Street avg 90 m²
CO₂ Emissions
2.5 t/year
Street avg 4.9 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 CPre-1919 buildNo mains gasLow flood risk
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.
£157k
1 Centenary Cottage, Sutton Crosses, Long Sutton
PE12 9AX
£158k
1 Back Lane, Long Sutton
PE12 9DL
£150k
1 Chestnut Terrace, Sutton Bridge
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£161k
1 Coastguard Cottages, Gedney Drove End
PE12 9PQ
£166k
1 Bleak House Cottage, Garners Lane, Wingland, Sutton Bridge
PE12 9YP
£170k
1 Church Street, Sutton Bridge
PE12 9UG
£171k
1 Anfield Road, Long Sutton
PE12 9GZ
£139k
1 Churchill Court, Long Sutton
PE12 9HH
2 bed1 bath
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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 8 Black Barn is modelled from its 88 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 8 Black Barn, 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 8 Black Barn 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 8 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
- 8 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 8 Black Barn, Gedney Drove End, Spalding, PE12 9NE. Each answer is also embedded as structured data for search engines.
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- Every home in PE12 9NESold prices, values and energy ratings for the postcode
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