8 Spruce Close, Holbeach, Spalding, PE12 7JT
UPRN:100030895136Semi-Detached House3 bedsBuilt 1991-1995
FreeholdCouncil Tax: Band CEPC: D (65)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:48:25.378781+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 2mo agoCouncil Tax: ageing, refreshed 2mo ago (2026-09-07T11:05:53.436526+00:00)
HP Score
61
/ 100
Mixed
Verdict
7 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
17 of 21 sourcesSale Estimate
£223,000
£211k - £234kHigh
Estimate
£223k
Range
£211k – £234k
Rent Estimate (pcm)
£1,050
£1k - £1k
Monthly
£1,050
Yield
5.65%
Verdict
Derived from HomePortfolio scores
8 Spruce Close earns an INVESTIGATE rating with HP Score 61/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (41/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra 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
61
HP Score
61/ 100
Mixed
58
Investment Score
58/ 100
Moderate
48
Crime Score
48/ 100
Elevated
41
Walkability
41/ 100
Mixed
Transit & Bike
Transit 15Bike 56
Walk Score, out of 100
Valuation & Market
Sale Estimate£223,000
Rent Estimate (pcm)£1,050
Gross Yield5.65%
1y Growth-
3y Growth-0.3%
5y Growth+1.8%
10y Growth+4.0%
Last Sold Price£175,000 (2021-04-13)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0PE12 7JT
Approval Rate
-12mo
Development
low
- ApprovedH09-0838-26Works to Holbeach Tree Preservation Order No 10 1986
- RejectedH09-0786-26Demolition of existing buildings & Erection of 5 no 3 bedroom dwellings, including parking & upgrading access
- ApprovedH09-0697-26Change of Use of First and Second Floor Offices (Front Building) and Ground and First Floor Ancillary Retail Storage Space (Rear Building) to Residential Dwellings (Use Class C3) to provide a total of three one-bedroom flats
Ownership
- Corporate Ownership78.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2021-04-13
- SourceLand Registry
Connectivity
Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£30,196
Population Density-
Owner Occupied72%
Age Distribution
0-15 14%16-64 56%65+ 30%
Schools Nearby
- Holbeach Primary Academy0.3 miGood
- University Academy Holbeach0.5 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- The Holbeach William Stukeley Church of England Voluntary Aided Primary School0.5 miGood
- Three Chestnuts1.3 miReport card2026
Ofsted no longer awards a single overall grade.
2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 8 Spruce Close-£175k-
- 9 Spruce Close-£160k-
- 1 Spruce Close-£160k-
- 2 Spruce Close-£150k-