Model valuation£417,0008 Busby Close
Local market context
Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ
1 planning record
Estimated value
£420,000
- Since the 2021 sale (£350,000)+20%
- Against PE12 9NJ's recent median (£195,000)+115%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
189 m²
2034 sq ft
Energy rating
E
Score 40
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
£420,000
- Against its 2021 sale (£350,000)+20%
- Against PE12 9NJ's recent median (£195,000)+115%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow Cottage is modelled from its 189 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 9NJ. 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
189 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in PE12 9NJ
5 sales, median £195,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | 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.
Latest sale on Willow Cottage was the highest on Land Registry record across the postcode.
Sales timeline
23 September 2021Most recent
£350,000
+159.3%over 19 years31 January 2002
£135,000
Median price across the last 5 sales in PE12 9NJ: £195,000 (2025–2022).
What this page doesn't show
2 potential issues have already been flagged for Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ. 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
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About Willow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Cottage is a detached house in Dawsmere, Spalding, Spalding (PE12 9NJ). It has a recorded floor area of 189 m² (around 2034 sq ft) and construction records dating it to 1930-1949. The latest certificate (August 2020) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on lpg.
At 189 m² the property is well over the postcode median (113 m² across 9 EPCs), placing it in the larger end of the local stock. Across 2002–2021, sale prices on this property compounded at 5% per year. Today's modelled estimate of £420,000 is 20% above the 2021 sale price. Last sale on file: £350,000 in September 2021. 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 2024.
Before you decide
Everything you need to know about Willow Cottage
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.
Willow Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Aug 2020EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
9.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 August 2030
Planning history
Applications and permits filed against Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ, sourced from the PlanIt planning register.
1 application on record at Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ
0decisions1extensions8documents7nearby
- Jul 2024Loft ConversionFullOutcome in report
Re-Roof & Loft Conversion
Extension- Documents
- 8 docs on file
- Reference
- H06-0475-24
Unlock Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ'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 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Durhams Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
Willow Cottage is notably below the street on price per m².
Price per m²
£1,852
Street avg £2,332
Floor Area
189 m²
Street avg 133 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
9.3 t/year
Street avg 7.6 t/year
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
1.2 km
Durham's Road Letter Box — bus stop.
Nearest stops
- Durham's Road Letter BoxBus stop1.2km
- Track To Ward's FarmBus stop1.3km
- Demand Responsive AreaBus stop1.3km
- Playing FieldBus stop1.3km
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 9NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
40.2dB
Night-time· 23:00 – 07:00
35.1dB
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
Early 20th centuryDetached HouseEPC ENo mains gasLow flood risk
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Bingham Court, Long Sutton
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£202k
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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 Willow Cottage is modelled from its 189 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE12 9NJ. 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 Willow Cottage. 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 Willow Cottage was lodged in August 2020 at band E and is valid until August 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 Willow Cottage. 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 9NJ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE12 9NJSold prices, values and energy ratings for the postcode
- PE 12 property marketPrices, postcodes, schools and transport across the district
- Willow Cottage, Durhams Road, Dawsmere, Spalding valuationHow the estimate is built and what moves it
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