Guildway, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AL

UPRN:10002546183-Beds -Built 1991-1995

Tenure: -Council Tax: -EPC: D (57)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Guildway, Washway Road, Saracens Head, Holbeach, Spalding, PE12 8AL

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£413,000

£372k - £455kMedium

Estimate

£413k

Range

£372k – £455k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Guildway earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 6Bike 36

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +27.4% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10002546183· as of 13 Oct 2026
Risk & liquidity12.8/15
475 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10002546183Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate£413,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-7.8%

3y Growth-0.3%

5y Growth+1.8%

10y Growth+4.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE12 8AL

Approval Rate

-12mo

Development

low

H23-0365-26
Single storey rear extension
Approved
H23-0087-26
Replace existing wooden garage & garden shed with a larger steel garage
Approved

View Planning Timeline

Ownership

Corporate Ownership78.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,196

Population Density-

Owner Occupied73%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Holbeach Bank Primary Academy
1.1 mi
Good
Holbeach Primary Academy
1.3 mi
Good
University Academy Holbeach
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Holbeach William Stukeley Church of England Voluntary Aided Primary School
1.6 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Normjohn Washway Road
-
£378k
-
Whichway Washway Road
-
£310k
-
Marshlands Washway Road
-
£410k
-
Jackdaws Washway Road
-
£375k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN