# 5 bedroom detached house for sale (PE12 0SA) ## Property Details | Key | Value | |-----|-------| | Address | 80 DOG DROVE NORTH, SPALDING, HOLBEACH DROVE, LINCOLNSHIRE PE12 0SA | | Price | £475,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 237 m² | | Last sold | £460,000 Jul 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 19/10/2027 - **Current heating cost:** £1,309/year ### Recommendations - A (350) - Q (14,000) - W2 (6,000) - E (115) - I (3,000) - N (6,000) - U (8,000) - V2 (25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9955-2840-7009-9623-1241) ## Description Planes, Trains & Automobiles If you want to keep a Plane, Train or Automobile, then this exceptional extended detached period home is the perfect place for you. Set in this most desirable rural setting with rolling countryside and lovely walks, the impressive grounds feature a sweeping driveway, double garage and further grassed driveway with gated access, whilst the gardens are substantial and back on to open fields. The extensive accommodation includes an entrance hall, living room, dining room, snug and a fabulous kitchen/dining/family room. A garden room, utility room, and bathroom complete the extensive ground floor accommodation. Upstairs the five bedrooms are all double in size with an en-suite to the master, whilst a separate principal bathroom completes the first floor. **Entrance Hall** - Double radiator, wooden flooring, double power point(s), coving to ceiling, stairs. **Dining Room** - 3.83m x 4.41m (12'7" x 14'6") - uPVC double glazed bay window to front, fireplace with brick built surround, double radiator, laminate flooring, TV point(s), double power point(s), exposed beams. **Living Room** - 3.83m x 4.58m (12'7" x 15'0") - uPVC double glazed bay window to front, open fire with brick built surround, double radiator, laminate flooring, telephone point(s), TV point(s), double power point(s), part half height wood panelling, exposed beams, door to: **Snug** - 5.36m x 3.50m (17'7" x 11'6") - uPVC double glazed bay window to side, log effect fireplace with brick built surround, double radiator, laminate flooring, TV point(s), double power point(s), coving to ceiling, door to: **Rear Lobby** - uPVC double glazed window to side, radiator, laminate flooring, coving to ceiling. **Inner Hallway** - Tiled flooring, coving to ceiling, open plan door to: **Kitchen/Diner** - 6.00m x 5.11m (19'8" x 16'9") - uPVC double glazed window to side, uPVC double glazed window to rear. Fitted with a matching range of base and eye level units with worktop space over, matching island unit with cupboard drawers storage under, wine rack, sink, plumbing for dishwasher, space for fridge/freezer and AGA, double radiator, tiled flooring, double power point(s), coving to ceiling, door to: **Utility Room** - 2.82m x 2.81m (9'3" x 9'3") - uPVC double glazed window to rear, uPVC double glazed window to side. Fitted with a matching range of base and eye level units, stainless steel sink with single drainer, plumbing for washing machine, space for tumble dryer, tiled flooring, double power point(s), coving to ceiling. **Boot Room** - 2.24m x 2.77m (7'4" x 9'1") - uPVC double glazed window to front, uPVC double glazed window to rear, door to garden, double radiator, tiled flooring, double power point(s), coving to ceiling. **Bathroom** - uPVC frosted double glazed window to side. Fitted with four piece suite comprising panelled bath, pedestal wash hand basin, tiled shower cubicle and low-level WC, radiator, heated towel rail, tiled flooring, full height tiling, coving to ceiling. **Landing** - uPVC double glazed window to front, two double radiators, fitted carpet, double power point(s), coving to ceiling, storage cupboard, loft hatch. **Bedroom 1** - 5.33m x 4.09m (17'6" x 13'5") - uPVC double glazed window to side, uPVC double glazed window to rear, double radiator, fitted carpet, TV point(s), double power point(s), coving to ceiling, door to: **En-Suite** - Fitted with three piece suite with pedestal wash hand basin, tiled shower cubicle and low-level WC, heated towel rail, tiled flooring, full height tiling, coving to ceiling. **Bedroom 2** - 3.89m x 4.67m (12'9" x 15'4") - uPVC double glazed window to front, double radiator, fitted carpet, TV point(s), double power point(s), coving to ceiling. **Bedroom 3** - 3.87m x 4.14m (12'8" x 13'7") - uPVC double glazed window to front, fitted built-in double wardrobe(s) with hanging rails, double radiator, fitted carpet, double power point(s), coving to ceiling. **Bedroom 4** - 3.19m x 4.14m (10'6" x 13'7") - uPVC double glazed window to side, radiator, fitted carpet, double power point(s), coving to ceiling. **Bedroom 5** - 4.09m x 3.50m (13'5" x 11'6") - uPVC double glazed window to rear, uPVC double glazed window to side, double radiator, fitted carpet, double power points, coving to ceiling. **Bathroom** - uPVC frosted double glazed window to side. Fitted with four piece suite comprising panelled bath, pedestal wash hand basin, tiled double shower cubicle and low-level WC, radiator, heated towel rail, tiled flooring, full height tiling, coving to ceiling. **Outside** - Secluded wrap around gardens with various plants, shrubs and trees, backing on to open fields. There is a woodland area and a foot path leads to the entrance door. The sweeping long driveway to the side leads to the double garage and sun patio area. The gardens are enclosed by picket fencing and mature hedge to front, rear and sides and are mainly laid to lawn. There is an outbuilding and ample space for garden sheds, In addition to this three lockable gates, two of which allow access for vehicles. **Council Tax Band** - D **Epc** - Energy Efficiency Rating: 55 Environmental Impact Rating: 47 **Draft Details Awaiting Vendor Approval** - ## Property Photos - ![Front Shot.jpg](/listings/photos/50908620/505480) - Front Shot.jpg - ![Kitchen 2.jpg](/listings/photos/50908620/505481) - Kitchen 2.jpg - ![Dining Room.jpg](/listings/photos/50908620/505482) - Dining Room.jpg - ![Living Room.jpg](/listings/photos/50908620/505483) - Living Room.jpg - ![Snug.jpg](/listings/photos/50908620/505484) - Snug.jpg - ![Bedroom 1.jpg](/listings/photos/50908620/505485) - Bedroom 1.jpg - ![En Suite.jpg](/listings/photos/50908620/505486) - En Suite.jpg - ![Bedroom 3.jpg](/listings/photos/50908620/505487) - Bedroom 3.jpg - ![Family Bathroom.jpg](/listings/photos/50908620/505490) - Family Bathroom.jpg - ![Garden.jpg](/listings/photos/50908620/505495) - Garden.jpg - ![Views.jpg](/listings/photos/50908620/505498) - Views.jpg ## Floorplans - ![FLOORPLAN.jpg](/listings/photos/50908620/505502) - FLOORPLAN.jpg ## EPC Graphs - ![EE Rating](/listings/photos/50908620/505508) - EE Rating - ![EI Rating](/listings/photos/50908620/505511) - EI Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14132894 - **Address:** 80 Dog Drove North, Holbeach Drove, PE12 0SA - **Certificate Issued:** 09/08/2020 - **Work Completed:** 29/06/2020 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 80 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £460,000 | 27/07/2018 | Detached | | 80 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £98,000 | 12/07/2001 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 FISHERGATE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0EN | £420,000 | 23/01/2026 | Detached | | 45 ROMAN ROAD, MOULTON CHAPEL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0XQ | £240,000 | 23/01/2026 | Detached | | RED PINS CHURCH GATE, GEDNEY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0BZ | £172,000 | 07/01/2026 | Detached | | THE ORCHARDS BROADGATE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0EL | £99,985 | 22/12/2025 | Detached | | CHEZ NOUS MAIN ROAD, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0PS | £372,500 | 10/12/2025 | Detached | | 60 WOODGATE ROAD, MOULTON CHAPEL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0XF | £253,000 | 01/12/2025 | Detached | | RIVERSIDE, 84 JARVIS GATE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0EP | £275,000 | 28/11/2025 | Detached | | KINGSWAY HOLBEACH DROVE GATE, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0PX | £370,000 | 24/11/2025 | Detached | | 44 HIGHSTOCK LANE, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0QG | £555,000 | 14/11/2025 | Detached | | WOOLLIE FARM FLEET COY, GEDNEY HILL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0RU | £525,000 | 09/09/2025 | Detached | | 2 WHITEACRE GARDENS, GEDNEY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0DU | £90,000 | 26/06/2025 | Detached | | PUCKPOOL, 10 SUTTON GATE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0EW | £300,000 | 09/06/2025 | Detached | | LEITRIM WOODGATE ROAD, MOULTON CHAPEL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0XF | £330,000 | 06/03/2025 | Detached | | LEITRIM WOODGATE ROAD, MOULTON CHAPEL, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0XF | £330,000 | 06/03/2025 | Detached | | THE OLD GRANARY, 255 BROADGATE, SUTTON ST EDMUND, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0LT | £425,000 | 21/02/2025 | Detached | | 4 CHERRY CLOSE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0FX | £380,000 | 14/02/2025 | Detached | | WESTERLY BACK BANK, WHAPLODE DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0TT | £325,000 | 03/02/2025 | Detached | | 5 JUBILEE CLOSE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0ES | £190,000 | 15/12/2023 | Detached | | 10 CHERRY CLOSE, SUTTON ST JAMES, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0FX | £565,000 | 15/12/2023 | Detached | | ARABIA DOWSDALE BANK, SHEPEAU STOW, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0TX | £260,000 | 01/12/2023 | Detached | | [Same street] REDWOOD LODGE, 96 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £495,000 | 25/09/2023 | Detached | | [Same street] 58 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £530,000 | 04/11/2022 | Detached | **Street average:** £512,500 (2 sales) **Area average:** £323,874 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £292,245 (97 Detached, PE12, 2024–2026) - **Deviation:** +62.5% ## Rental Range *ONS Price Index of Private Rents (South Holland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £684/mo - **Realistic:** £760/mo - **Optimistic:** £836/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lincolnshire Fens (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £863/mo ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £95,000 - **Target investor price (1%):** £76,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,004/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.8% - **10y growth:** 41.2% ## House Price Index (HM Land Registry) *Official index for South Holland; Detached series; as of March 2026.* - **1y growth (index):** -0.5% - **5y growth (index):** 10.9% - **10y growth (index):** 33.8% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)