Flat 4, 22 West End, Holbeach, Spalding, PE12 7LW
UPRN:100030898282Flat/MaisonetteBeds -Built before 1900
Tenure: -Council Tax: Band AEPC: C (70)
Data freshness:Listing· freshListing: fresh, refreshed 4d ago (2026-11-04T04:00:06.345886+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)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
69
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£91,000
£73k - £109kLow
Estimate
£91k
Range
£73k – £109k
Rent Estimate (pcm)
£450
£450 - £500
Monthly
£450
Yield
5.93%
Verdict
Derived from HomePortfolio scores
Flat 4 earns an INVESTIGATE rating with HP Score 69/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (75/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
69
HP Score
69/ 100
Mixed
58
Investment Score
58/ 100
Moderate
48
Crime Score
48/ 100
Elevated
75
Walkability
75/ 100
High
Transit & Bike
Transit 34Bike 58
Walk Score, out of 100
Valuation & Market
Sale Estimate£91,000
Rent Estimate (pcm)£450
Gross Yield5.93%
1y Growth+94.3%
3y Growth-0.3%
5y Growth+1.8%
10y Growth+4.0%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseHigh
Planning Activity
Recent Apps
1PE12 7LW
Approval Rate
100%12mo
Development
low
- PendingH09-1037-26Details of Construction Management Plan, Method Statement and proposed soakaway system (Conditions 6 and 8 of H09-0818-26)
- PendingH09-0976-26Demolition of existing garages & replace with 3 bungalows
- PendingH09-0934-26Works to Holbeach Tree Preservation Order No 2 1959
Ownership
- Corporate Ownership78.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
18 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£30,196
Population Density1,279 /km²
Owner Occupied72%
Age Distribution
0-15 14%16-64 56%65+ 30%
Schools Nearby
- The Holbeach William Stukeley Church of England Voluntary Aided Primary School0.1 miGood
- Holbeach Primary Academy0.4 miGood
- University Academy Holbeach0.4 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Three Chestnuts0.9 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
- 34 West End-£340k-
- 32 West End-£175k-
- 15 West End-£81k-
- 12A West End-£81k-