TREETOPS, RACE GROUND, SPALDING, PE11 3AP - £450,000

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

TREETOPS is a large extended detached house of 140m², built sometime between 1991 and 1995, which could now be worth an estimated £430,080. It was last sold for £450,000 in September 2022, which was around 50% above the average September 2022 detached price in the South Holland local authority area. The most recent EPC inspection was July 2022, where the current energy rating was B, and the potential energy rating was B.

TREETOPS Sold Prices

Land registry data shows two sales for TREETOPS 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 TREETOPS 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 9 SEP	£450,000	£299,235	50% above HPI
2009 5 AUG	£169,000	£148,420	14% above HPI

TREETOPS 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 TREETOPS sales from August 2009 and September 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 August 2009 sale was for 14% above the HPI. So the extrapolation line tracks at 14% above the HPI over time, until the September 2022 sale, where it rises to 50% above the HPI. The line then continues to track at 50% above the HPI.

What might TREETOPS be worth now?

TREETOPS might now be worth an estimated £430,080.

This is based on house price deflation of 4.4%, between September 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 4.4% deflationary decrease is applied to the most recent sale price for TREETOPS of £450,000 on 9th September 2022. For the value to have decreased from £450,000 to £430,080 over the one year and nine months to December 2024, the following assumptions must hold true:

• The value of TREETOPS has moved in line with the HPI for detached houses in the South Holland local authority area.
• The September 2022 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of TREETOPS has not materially changed since September 2022.

How Large is TREETOPS?

TREETOPS is 140m², which includes one extension, according to the EPC inspection conducted in July 2022. This puts it in the largest 30% 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 TREETOPS lies on this distribution: 77% of detached houses houses are smaller than TREETOPS, and 22% of houses are larger. Note that EPC data is not available for all properties in Spalding.

TREETOPS: Plot and Title Map

TREETOPS sits on a plot of roughly 0.256 of an acre, or 1,034m². The below map shows the location of TREETOPS, 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 TREETOPS). 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 TREETOPS?

TREETOPS is located on RACE GROUND in SPALDING, in the PE11 postcode district. The below map shows the position of TREETOPS on RACE GROUND.