13, SPINNEY CLOSE, HOLBEACH, SPALDING, PE12 7FF - £395,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

13 SPINNEY CLOSE is a very large detached house of 130m², which could now be worth an estimated £380,805. It was last sold for £395,000 in August 2022, which was around 33% above the average August 2022 detached price in the South Holland local authority area. The most recent EPC inspection was September 2020, where the current energy rating was B, and the potential energy rating was A.

13 SPINNEY CLOSE Sold Prices

Land registry data shows two sales for 13 SPINNEY 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. Both of the two 13 SPINNEY CLOSE sales were 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
2022 2 AUG	£395,000	£296,650	33% above HPI
2020 14 OCT	£350,000	£240,513	46% above HPI

13 SPINNEY 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 13 SPINNEY CLOSE sales from October 2020 and August 2022 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 October 2020 sale was for 46% above the HPI. So the extrapolation line tracks at 46% above the HPI over time, until the August 2022 sale, where it falls to 33% above the HPI. The line then continues to track at 33% above the HPI.

What might 13 SPINNEY CLOSE be worth now?

13 SPINNEY CLOSE might now be worth an estimated £380,805.

This is based on house price deflation of 3.6%, between August 2022 and December 2024, 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 3.6% deflationary decrease is applied to the most recent sale price for 13 SPINNEY CLOSE of £395,000 on 2nd August 2022. For the value to have decreased from £395,000 to £380,805 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 13 SPINNEY CLOSE has moved in line with the HPI for detached houses in the South Holland local authority area.
• The August 2022 sale price of £395,000 represented a fair market value for the property.
• The size, condition, and specification of 13 SPINNEY CLOSE has not materially changed since August 2022.

How Large is 13 SPINNEY CLOSE?

13 SPINNEY CLOSE is 130m² according to the EPC inspection conducted in September 2020. This puts it in the largest 20% of detached houses houses in Holbeach, based on EPC data. The below chart shows the distribution of detached houses houses by size in Holbeach, and where 13 SPINNEY CLOSE lies on this distribution: 80% of detached houses houses are smaller than 13 SPINNEY CLOSE, and 18% of houses are larger. Note that EPC data is not available for all properties in Holbeach.

13 SPINNEY CLOSE: Plot and Title Map

13 SPINNEY CLOSE sits on a plot of roughly 0.244 of an acre, or 989m². The below map shows the location of 13 SPINNEY 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 13 SPINNEY 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 13 SPINNEY CLOSE?

13 SPINNEY CLOSE is located in HOLBEACH, in the PE12 postcode district. The below map shows the position of No. 13 on SPINNEY CLOSE.