# 3 bedroom detached house for sale (PE12 0SA) ## Property Details | Key | Value | |-----|-------| | Address | 95 DOG DROVE NORTH, SPALDING, HOLBEACH DROVE, LINCOLNSHIRE PE12 0SA | | Price | £224,995 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: 1996-2002 | | Floor area | 120 m² | | Last sold | £159,995 Dec 2006 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 03/02/2030 - **Current heating cost:** £567/year ### Recommendations - W2 (6,000) - I (3,000) - N (6,000) - U (5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0361-2884-7320-2900-8101) ## Description PVCu double glazed entrance door to: **Porch** PVCu double glazed window to side, vinyl floor covering, coving to textured ceiling, door to: **Lounge 4.88m (16') x 4.32m (14'2")** PVCu double glazed window to front, radiator, telephone point, TV point, central heating thermostat, coving to ceiling, ceiling fan with light, stairs to first floor landing, door to:   **Family Room 5.21m (17'1") x 2.76m (9'1")** PVCu double glazed window to front, radiator, vinyl floor covering, TV point, recessed ceiling spotlights.   **Kitchen/Diner 4.32m (14'2") x 3.59m (11'9")** Fitted with a matching range of base and eye level units with worktop space over, 1 1/4 bowl ceramic sink unit with single drainer, mixer tap, tiled surround, integrated fridge/freezer, dishwasher, fitted eye level electric fan assisted double oven, built-in halogen hob with extractor hood over, PVCu double glazed window to rear, radiator, ceramic tiled flooring, coving to ceiling, recessed ceiling spotlights, door too:   **Utility Room 3.38m (11'1") x 2.97m (9'9")** Fitted eye level unit with worktop space over, extractor fan, floor mounted oil-fired boiler serving heating system and domestic hot water, plumbing for automatic washing machine, space for tumble dryer, PVCu double glazed window to rear, radiator, ceramic tiled flooring, coving to ceiling, PVCu double glazed entrance door to garden, door to: **Cloakroom** PVCu double glazed window to side, fitted with two piece suite comprising, pedestal wash hand basin and close coupled WC, ceramic tiled flooring. **First Floor landing** Loft hatch part boarded, smoke alarm.   **Bedroom 1 6.32m (20'9") x 2.98m (9'9") max** PVCu double glazed window to front, coving to textured ceiling with recessed ceiling spotlights, radiator.   **En-suite** Fitted with a three piece suite comprising pedestal wash hand basin, tiled shower cubicle with fitted shower and folding glass screen and close coupled WC, extractor fan, PVCu opaque double glazed window to rear, two radiators, ceramic tiled flooring, coving to ceiling, door to:   **Bedroom 2 4.32m (14'2") max x 3.63m (11'11") max** Two PVCu double glazed windows to front, radiator, coving to textured ceiling.   **Bedroom 3 4.17m (13'8") x 2.37m (7'9")** PVCu double glazed window to rear, radiator, coving to textured ceiling, double door to storage cupboard with hanging space and shelving.   **Family Bathroom** Fitted with three piece suite comprising deep panelled bath with independent electric shower over, pedestal wash hand basin, close coupled WC, tiled surround, heated towel rail, extractor fan, PVCu opaque double glazed window to rear, heated towel rail, vinyl floor covering, coving to textured ceiling.   **Outside** The front of the property is open plan, laid to gravel providing generous off road parking, outside lighting, rear access through the side gate, into the enclosed rear garden with wood panel fencing, mainly laid to lawn, patio area, wooden garden store, outside tap , outside lighting, septic tank.   **Directions** Leave our Church Street office and turn right, continue on to Station Street and proceed on to Fen Road. Proceed out of Holbeach heading towards Holbeach St Johns. As you enter Holbeach St Johns the road bends to the right stay on this road, you will come to Holbeach Drove, after the bend take your right hand turn on to Dog Drove North, where the property can be found on your right-hand side. For the purpose of satellite navigation, the property postal code is: PE12 0SA   **Council Tax Band** Band C £1628.48  South Holland District Council. **EPC: D.**   ## Property Photos - ![Photo](/listings/photos/95138636/505529) - ![Photo](/listings/photos/95138636/505532) - ![Photo](/listings/photos/95138636/505537) - ![Photo](/listings/photos/95138636/505540) - ![Photo](/listings/photos/95138636/505543) - ![Photo](/listings/photos/95138636/505546) - ![Photo](/listings/photos/95138636/505548) - ![Photo](/listings/photos/95138636/505549) - ![Photo](/listings/photos/95138636/505550) - ![Photo](/listings/photos/95138636/505551) - ![Photo](/listings/photos/95138636/505552) - ![Photo](/listings/photos/95138636/505553) - ![Photo](/listings/photos/95138636/505554) - ![Photo](/listings/photos/95138636/505555) - ![Photo](/listings/photos/95138636/505556) - ![Photo](/listings/photos/95138636/505557) - ![Photo](/listings/photos/95138636/505560) - ![Photo](/listings/photos/95138636/505562) - ![Photo](/listings/photos/95138636/505563) ## Floorplans - ![Floorplan 1](/listings/photos/95138636/505568) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/95138636/505571) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #12761206 - **Address:** 95 Dog Drove North, Holbeach Drove, PE12 0SA - **Certificate Issued:** 15/01/2018 - **Work Completed:** 16/12/2017 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 95 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £159,995 | 08/12/2006 | Detached | | 95 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £139,950 | 12/09/2003 | Detached | | 95 DOG DROVE NORTH, HOLBEACH DROVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE12 0SA | £30,000 | 17/06/2002 | 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:** -23% ## 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):** £733/mo ## 1% Rule - **Rent ratio:** 0.34% (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:** £1,875/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.3% - **10y growth:** 38.8% ## 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)