The Willows, Holmfield Lane, Orby, Skegness, PE24 5JB
About The Willows
The Willows is a detached house in Orby, Skegness, Skegness (PE24 5JB). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (July 2018) shows a G (score 20), near the bottom of the EPC scale. Earlier certificates rated it F (December 2016); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Average and window efficiency went from Average to Good; while hot-water efficiency dropped from Poor to Very Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 73), a 4-band jump. Main heating runs on bottled lpg.
Across 1997–2017, sale prices on this property compounded at 3.9% per year. Today's modelled estimate of £249,000 sits 50.9% above the 2017 sale of £165,000. At 122 m² it sits well below the postcode median (182 m² across 3 EPCs), making it one of the more compact homes locally. Last sold in May 2017, so it's been off the market for around 9 years. One historical planning record sits against the property in 2002.
Know exactly what you're buying at The Willows
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The Willows's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Fuel source changed
Heating controls upgraded for better temperature management
Hot water system upgraded
Window efficiency improved
Roof insulation improved
Low energy lighting percentage decreased
Planning history
- Nov 2002FullIn report
Planning Permission - To continue to use land and buildings to form dog breeding kennels, to retain 2 no. caravans used as stores, office building, 2 no. storage sheds, 2 no. kennels, 1 no. kennel with pen, 1 no. block of 5 no. kennels with pens and a separate pen and erection of 2 no. kennels.
- Agent
- John H. Stainton Architect,
- Documents
- 1 doc on file
- Reference
- N/134/01090/02
We flagged 1 thing worth checking at The Willows
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
The Willows has more than doubled in price since the earliest registered sale in 1997.
£249,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.9% per year over 20 years.
£165,000
Growth on file: 3.9% per year over 20 years.
Sales timeline
10 May 2017Most recent
£165,000
+26.9%over 15 years28 February 2002
£130,000
+71.1%over 5 years27 February 1997
£76,000
Median price across the last 4 sales in PE24 5JB: £153,000 (2025–1998).
Everything we know about The Willows, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Holmfield Lane homes
EPC Rating
20 (G)
Street avg 43 (E)
Floor Area
122 m²
Street avg 162 m²
CO₂ Emissions
6.8 t/year
Street avg 7.9 t/year
Habitable Rooms
7 rooms
Street avg 7 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
1.0 km
Red Lion PH — bus stop.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.0dB
Night-time· 23:00 – 07:00
35.4dB