12, HENSON CLOSE, SPALDING, PE11 2FW - £177,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

12 HENSON CLOSE is a large detached house of 122m², built sometime between 2003 and 2006, which could now be worth an estimated £253,883. It was last sold for £177,000 in June 2007, which was around 9% below the average June 2007 detached price in the South Holland local authority area. The most recent EPC inspection was September 2009, where the current energy rating was C, and the potential energy rating was C.

12 HENSON CLOSE Sold Prices

Land registry data shows two sales for 12 HENSON CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the South Holland local authority area for the corresponding sale date. One of the two 12 HENSON CLOSE sales was for below the average price, whilst the other was for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2007 15 JUN	£177,000	£193,938	9% below HPI
2002 19 NOV	£134,950	£126,222	7% above HPI

12 HENSON CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Holland local authority area over time, sourced from the HPI. The two 12 HENSON CLOSE sales from November 2002 and June 2007 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the November 2002 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the June 2007 sale, where it falls to 9% below the HPI. The line then continues to track at 9% below the HPI.

What might 12 HENSON CLOSE be worth now?

12 HENSON CLOSE might now be worth an estimated £253,883.

This is based on house price inflation of 43.4%, between June 2007 and February 2025, for detached houses, in the South Holland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 43.4% inflationary increase is applied to the most recent sale price for 12 HENSON CLOSE of £177,000 on 15th June 2007. For the value to have increased from £177,000 to £253,883 over the eighteen years and four months to February 2025, the following assumptions must hold true:

• The value of 12 HENSON CLOSE has moved in line with the HPI for detached houses in the South Holland local authority area.
• The June 2007 sale price of £177,000 represented a fair market value for the property.
• The size, condition, and specification of 12 HENSON CLOSE has not materially changed since June 2007.

How Large is 12 HENSON CLOSE?

12 HENSON CLOSE is 122m² according to the EPC inspection conducted in September 2009. This puts it in the largest 40% of detached houses houses in Spalding, based on EPC data. The below chart shows the distribution of detached houses houses by size in Spalding, and where 12 HENSON CLOSE lies on this distribution: 63% of detached houses houses are smaller than 12 HENSON CLOSE, and 37% of houses are larger. Note that EPC data is not available for all properties in Spalding.

12 HENSON CLOSE: Plot and Title Map

12 HENSON CLOSE sits on a plot of roughly 0.067 of an acre, or 272m². The below map shows the location of 12 HENSON CLOSE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12 HENSON CLOSE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12 HENSON CLOSE?

12 HENSON CLOSE is located in SPALDING, in the PE11 postcode district. The below map shows the position of No. 12 on HENSON CLOSE.