8 Tolls Lane, Holbeach, Spalding, PE12 7PR
UPRN:100030897263Semi-Detached House2 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band AEPC: D (66)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:08:20.597043+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T13:49:59.177473+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed today (2026-11-11T13:01:03.839912+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
63
/ 100
Mixed
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£171,000
£162k - £179kHigh
Estimate
£171k
Range
£162k – £179k
Rent Estimate (pcm)
£800
£750 - £850
Monthly
£800
Yield
5.61%
Verdict
Derived from HomePortfolio scores
8 Tolls Lane earns an INVESTIGATE rating with HP Score 63/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (14/100). 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 NationsOfcom mobile coverageMarket 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
63
HP Score
63/ 100
Mixed
59
Investment Score
59/ 100
Moderate
19
Crime Score
19/ 100
Moderate
14
Walkability
14/ 100
Low
Transit & Bike
Transit 6Bike 42
Walk Score, out of 100
Valuation & Market
Sale Estimate£171,000
Rent Estimate (pcm)£800
Gross Yield5.61%
1y Growth-24.4%
3y Growth-0.3%
5y Growth+1.8%
10y Growth+4.0%
Last Sold Price£167,500 (2022-12-09)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0PE12 7PR
Approval Rate
-12mo
Development
low
- PendingH09-0949-26Removal of Agricultural Occupancy Condition (Condition 4 of application H09-0413-86)
- ApprovedH09-0631-26Details of freestanding panel of brickwork showing the type of brick to be used (Condition 4 of H09-0108-25)
- PendingH09-0573-26Re-Roof Existing Dwelling
Ownership
- Corporate Ownership78.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2022-12-09
- SourceLand Registry
Connectivity
Broadband (Standard)
24 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£30,196
Population Density-
Owner Occupied74%
Age Distribution
0-15 14%16-64 62%65+ 24%
Schools Nearby
- University Academy Holbeach0.5 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Holbeach Primary Academy0.5 miGood
- Holbeach Bank Primary Academy0.8 miGood
- The Holbeach William Stukeley Church of England Voluntary Aided Primary School0.9 miGood
2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 45 Tolls Lane-£168k-
- 18 Tolls Lane-£168k-
- 7 Tolls Lane-£170k-
- 22 Tolls Lane-£225k-