Model valuation£417,0008 Busby Close
Local market context
2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF
2 planning records
Estimated value
£223,000
- Since the 2017 sale (£165,000)+35%
- Against PE12 9PF's recent median (£93,860)+138%
Newest record on this page: October 2019. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
118 m²
1270 sq ft
Energy rating
D
Score 60
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
£223,000
- Against its 2017 sale (£165,000)+35%
- Against PE12 9PF's recent median (£93,860)+138%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Holborns Site is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 9PF. 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
118 m² from the EPC lodged in April 2017
Sales of this home
1 sale recorded, the latest in 2017
Recent sales in PE12 9PF
4 sales, median £93,860 (2019–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2019 | 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.
2 Holborns Site valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 September 2017Most recent
£165,000
Median price across the last 4 sales in PE12 9PF: £93,860 (2019–2001).
What this page doesn't show
2 potential issues have already been flagged for 2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF. 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 2 Holborns Site
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Holborns Site is a three-bedroom semi-detached house in Gedney Drove End, Spalding, Spalding (PE12 9PF). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (April 2017) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). Main heating runs on dual fuel.
At 118 m² the property is well over the postcode median (87 m² across 6 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £223,000 is 35.2% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£130/sq ft) was about 29.6% above the typical sold price in the postcode. 9 years since the last transfer (September 2017). 2 planning records sit against the property, 0 approved, 0 refused.
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
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- Private gardenYes
- DrivewayYes
Before you decide
Everything you need to know about 2 Holborns Site
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.
Current Certificate
Apr 2017EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 April 2027
Planning history
Applications and permits filed against 2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF, sourced from the PlanIt planning register.
2 applications on record at 2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF
0decisions1extensions7documents7nearby
- Dec 2000ConservatoryFullOutcome in report
Extension: Two storey
Proposed two storey extension & conservatory
Extension- Documents
- 4 docs on file
- Reference
- H06-1224-00
- More recent applications — locked
- ConditionsDec 2001Decision
Unlock 2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF'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 7 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Holborns Site homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 2 Holborns Site stands well clear of the street.
EPC Rating
60 (D)
Street avg 64 (D)
Floor Area
118 m²
Street avg 85 m²
CO₂ Emissions
5.7 t/year
Street avg 3.7 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
0.0 km
Demand Responsive Area — bus stop.
Closest school
0.2 km
Gedney Drove End Primary School. 1 school nearby.
Nearest schools
- Gedney Drove End Primary SchoolPrimary230m
Nearest stops
- Demand Responsive AreaBus stop43m
- Post OfficeBus stop79m
- Village HallBus stop191m
- Winston CloseBus stop404m
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 9PF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.1dB
Night-time· 23:00 – 07:00
36.3dB
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 DPre-1919 buildExtended multiple times (2+ extensions)No mains gasLow flood risk
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, 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.
£220k
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PE12 9EY
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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 2 Holborns Site is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 9PF. 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. 1 sale is recorded for 2 Holborns Site. 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 2 Holborns Site was lodged in April 2017 at band D and is valid until April 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Holborns Site. 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 9PF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Holborns Site 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 2 Holborns Site, Main Road, Gedney Drove End, Spalding, PE12 9PF. Each answer is also embedded as structured data for search engines.
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