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Willow Cottage, Durhams Road, Dawsmere, Spalding, PE12 9NJ

1 planning record
Property type
Detached
Habitable rooms
9
From EPC
Floor area
189 m²
2034 sq ft
Energy rating
E
Score 40
Tenure
Owner Occupied
Overview

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 £422,000 is 20.6% 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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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.

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

EPC 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
SDL Surveying

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

Planning

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
  1. Jul 2024
    Loft ConversionFull
    Outcome in report

    Re-Roof & Loft Conversion

    Extension
    Documents
    8 docs on file
    Reference
    H06-0475-24
    Full record in report

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
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Latest sale on Willow Cottage was the highest on Land Registry record across the postcode.

Current estimate

£422,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.0% per year over 20 years.

See how we calculated this
Last sold (2021)

£350,000

Growth on file: 5.0% per year over 20 years.

Sales timeline

  1. 23 September 2021Most recent

    £350,000

    +159.3%over 19 years

  2. 31 January 2002

    £135,000

Median price across the last 5 sales in PE12 9NJ: £195,000 (2025–2022).

On the street

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

Strongly below

Floor Area

189 m²

Street avg 133 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

9.3 t/year

Street avg 7.6 t/year

Below
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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£377k

1 Carnoustie Court, Sutton Bridge

PE12 9QP

4 bed2 bath
£375k

1 Black Barn, Gedney Drove End

PE12 9NE

£298k

1 Colsuan Gardens, Long Sutton

PE12 9FR

3 bed2 bath
£274k

1 Chestnut Close, Lutton

PE12 9PW

3 bed2 bath
£274k

1 Church Green, Long Sutton

PE12 9BQ

2 bed1 bath
£245k

1 Congreves Close, Lutton

PE12 9LX

2 bed1 bath
£241k

1 Bingham Court, Long Sutton

PE12 9EY

3 bed
£220k

1 Bridge Road, Long Sutton

PE12 9EF

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

2/mo

Steady year-on-year across the wider district.

Nearest stop

1.2 km

Durham's Road Letter Box — bus stop.

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 9NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 9NJ

Daytime· 07:00 – 23:00

40.2dB

Low
Night-time road noise heatmap for PE12 9NJ

Night-time· 23:00 – 07:00

35.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.