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Cowbit market report PE12 8, Spalding
The standing PE12 8 (Cowbit) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,979 sales registered with HM Land Registry in PE12 8 (Spalding) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 29 registered 2026 sales put the PE12 8 (Spalding) median at £310,000, up 36% on five years earlier, with a mean of £303,600, and by floor area homes here have averaged about £2,560 per square metre over the last five years. Everything rests on 2,979 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like PE12 8 is a single group of streets within PE12 (Spalding), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where PE12 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in PE12 8
The 2026 median for PE12 8 is £310,000, taken from 29 registered sales. The mean, which is what most sites call the "average house price", is £303,600, practically level with it: prices here bunch tightly around the middle.
PE12 8 prices by floor area
The last five years of sales put PE12 8 at roughly £2,560 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving PE12 8 9% above the national figure.
The price of a typical PE12 8 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £310,000 | £310,000 | 29 |
| 2025 | £250,000 | £255,978 | 83 |
| 2024 | £260,000 | £276,433 | 81 |
| 2023 | £261,000 | £286,775 | 98 |
| 2022 | £250,000 | £293,154 | 131 |
| 2021 | £227,200 | £287,665 | 108 |
| 2020 | £205,000 | £265,992 | 69 |
| 2019 | £210,000 | £275,260 | 74 |
| 2018 | £183,800 | £245,009 | 88 |
| 2017 | £195,500 | £266,642 | 85 |
| 2016 | £170,000 | £237,832 | 108 |
| 2015 | £160,000 | £226,080 | 99 |
| 2014 | £160,000 | £226,988 | 95 |
| 2013 | £140,000 | £201,446 | 89 |
| 2012 | £135,000 | £198,703 | 69 |
| 2011 | £134,000 | £202,288 | 62 |
| 2010 | £149,000 | £233,670 | 82 |
| 2009 | £130,000 | £208,976 | 68 |
| 2008 | £145,000 | £237,686 | 48 |
| 2007 | £153,200 | £259,870 | 112 |
| 2006 | £150,000 | £260,381 | 101 |
| 2005 | £150,000 | £266,940 | 97 |
| 2004 | £130,000 | £236,105 | 130 |
| 2003 | £115,000 | £211,858 | 127 |
| 2002 | £99,000 | £186,268 | 131 |
| 2001 | £87,500 | £168,214 | 135 |
| 2000 | £69,000 | £135,413 | 115 |
| 1999 | £54,800 | £109,214 | 138 |
| 1998 | £51,800 | £104,562 | 102 |
| 1997 | £50,000 | £102,540 | 80 |
| 1996 | £44,500 | £93,849 | 86 |
| 1995 | £41,000 | £89,128 | 59 |
In cash terms the typical PE12 8 home went from £41,000 in 1995 to £310,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 248%, so homes here got dearer in substance, not only in cash.
Year-on-year change in the PE12 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+26.8% on the year before); the weakest, 2009 (−10.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +24.0% | +21.1% |
| 5 years (since 2021) | +6.4% | +1.5% |
| 10 years (since 2016) | +6.2% | +2.7% |
| 20 years (since 2006) | +3.7% | +0.9% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in PE12 8
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 29 sales completed in PE12 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 119 sales a year before the financial crisis and 84 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the PE12 8 market
Only 29 sales completed here in the last twelve months of data, which makes PE12 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the PE12 district median, PE12 8 sits 27% higher, marking it as a dearer pocket of the district.
Rents around PE12 8
PE12 8 falls under South Holland, where the ONS puts the average private rent at £762 a month (May 2026 figures). A one-bed averages £583 a month here and a four-or-more-bed £1,174, so size does most of the work in setting the rent.
Average monthly rent by size, South Holland
ONS Price Index of Private Rents, May 2026.
Against the £310,000 median purchase price, a rent of £762 a month (£9,144 a year) works out at a 2.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
PE12 8 (Cowbit): the questions that come up
Is PE12 8 (Cowbit) a good place to buy a house?
How much did a house sell for in PE12 8 (Cowbit)?
Are property prices falling in PE12 8 (Cowbit)?
Where do PE12 8 prices go next?
The record answers a different question than "what happens next": the median is up 36% over five years in cash and up 8% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in PE12 now
The live side of the market holds 163 homes at the moment, listed by 11 agents publishing to HomesIndex.
These cover the whole PE12 district, not just PE12 8: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Mawford Close, Moulton Seas End, Spalding
- Angell Lane, Holbeach, Spalding
- Highstock Lane, Gedney Hill, Spalding
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every PE12 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: PE prices by size
What homes of each size actually sold for across the PE area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £245,000 | £338,000 (+38%) | £482,750 (+43%) | £645,000 (+34%) |
| Semi-detached | £187,000 | £220,000 (+18%) | £257,500 (+17%) | £340,000 (+32%) | £455,000 (+34%) |
| Terraced | £170,000 | £195,000 (+15%) | £225,000 (+15%) | £300,000 (+33%) | £465,000 (+55%) |
| Flat | £120,000 | £155,500 (+30%) | £230,000 (+48%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the PE area is the point: the same five years treated these districts very differently.
PE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in PE12
A few minutes' walk can separate two very different markets. Here are PE12's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE12 0 | £280,000 | 40 |
| PE12 6 | £272,500 | 51 |
| PE12 7 | £230,000 | 63 |
| PE12 9 | £210,000 | 64 |
Zoom out to the full PE12 district report for the type split, monthly volumes and how PE12 compares with its neighbours.
Selling in PE12 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE12 8, use the average prices map for a rough value: zoom from PE12 8's shading down to the sold homes on your own street. The figures above are every recorded PE12 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working PE12 8: the featured spot on this report is free for founding agents, one per district. Claim PE12 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about PE12 8. Free, with a one click sign in.
See every individual PE12 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.