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Cowbit market report PE12, Spalding
The PE12 (Cowbit) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 25,378 registered sales in PE12 (Spalding) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: a typical PE12 (Spalding) home changed hands for £246,200 in 2026 (median of 304 registered sales, up 9% on five years earlier), with the mean at £261,500, and by floor area homes here have averaged about £2,520 per square metre over the last five years. Source: 25,378 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district PE12 covering Spalding (eastern outskirts), Cowbit, Gedney sits in Spalding. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where PE12 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.
Today's PE12 prices, from the sold record
Take the 304 registered 2026 sales in PE12 and the middle price, the median, is £246,200. The mean lands at £261,500, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in PE12
Measured by floor area, the last five years of PE12 sales average about £2,520 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts PE12 14% below the country at large.
A typical PE12 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £246,200 | £246,200 | 304 |
| 2025 | £245,000 | £250,859 | 782 |
| 2024 | £240,000 | £255,169 | 708 |
| 2023 | £243,600 | £267,657 | 654 |
| 2022 | £250,000 | £293,154 | 850 |
| 2021 | £225,000 | £284,879 | 1,049 |
| 2020 | £195,500 | £253,665 | 697 |
| 2019 | £187,000 | £245,112 | 703 |
| 2018 | £185,000 | £246,608 | 807 |
| 2017 | £177,000 | £241,410 | 713 |
| 2016 | £167,000 | £233,635 | 800 |
| 2015 | £154,000 | £217,602 | 772 |
| 2014 | £149,000 | £211,383 | 788 |
| 2013 | £139,000 | £200,007 | 680 |
| 2012 | £137,000 | £201,647 | 491 |
| 2011 | £135,000 | £203,798 | 543 |
| 2010 | £146,000 | £228,966 | 515 |
| 2009 | £130,000 | £208,976 | 505 |
| 2008 | £143,000 | £234,407 | 439 |
| 2007 | £153,700 | £260,718 | 980 |
| 2006 | £143,000 | £248,230 | 1,044 |
| 2005 | £140,000 | £249,144 | 863 |
| 2004 | £130,000 | £236,105 | 1,087 |
| 2003 | £118,000 | £217,385 | 1,079 |
| 2002 | £95,000 | £178,742 | 1,217 |
| 2001 | £78,500 | £150,912 | 1,125 |
| 2000 | £73,500 | £144,244 | 1,155 |
| 1999 | £58,000 | £115,591 | 1,100 |
| 1998 | £52,500 | £105,975 | 836 |
| 1997 | £49,000 | £100,489 | 846 |
| 1996 | £45,000 | £94,903 | 702 |
| 1995 | £43,000 | £93,475 | 544 |
In cash terms the typical PE12 home went from £43,000 in 1995 to £246,200 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 163%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the PE12 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 2000 (+26.7% on the year before); the weakest, 2009 (−9.1%). 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 year (since 2025) | +0.5% | −1.9% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 6 years (since 2020) | +3.9% | −0.5% |
| 10 years (since 2016) | +4.0% | +0.5% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 64% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £287,500 against £87,600 for a flat, 3.3 times the price.
Median by property type, PE12
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £295,000 | 210 | 16,270 |
| Semi-detached | £184,000 | 72 | 6,271 |
| Terraced | £130,200 | 18 | 2,534 |
| Flats | £87,600 (2025) | – | 291 |
Sales activity in PE12
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
PE12 recorded 539 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,069 sales a year before the financial crisis and 660 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.
How PE12 trades
Detached homes made up 67% of last year's sales, an unusually house-heavy mix that keeps the median well above what a flat or terrace here goes for.
What tenants pay around PE12
The local authority for PE12 is South Holland, and its ONS average private rent currently stands at £762 a month (May 2026 figures). Size sets most of the rent: one-beds average £583 a month here against £1,174 for four or more bedrooms.
Average monthly rent by size, South Holland
ONS Price Index of Private Rents, May 2026.
£762 a month is £9,144 a year, which against the £246,200 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about PE12 (Cowbit)
Are property prices falling in PE12 (Cowbit)?
Is PE12 (Cowbit) a good place to buy a house?
How much did a house sell for in PE12 (Cowbit)?
What happens to PE12 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 9% over five years in cash but down 14% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
PE12's current homes for sale
Everything above is what homes in PE12 sold for. Turning to what is actually available: 49 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 42% above the PE12 median sold price.
At the pace of the last twelve months' registered sales (539 in PE12), the 49 homes listed here amount to about 5 weeks of supply. Not every agent publishes to HomesIndex, so the true figure is higher. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
2% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every PE12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
When homes in PE12 change hands
Take the 4,043 PE12 sales dated 2021 to 2025 and sort them by month: March completions lead with 10.1% of the total, January trails with 7.0%. The spread between the busiest and quietest months is small, so timing matters less here than in most markets; price and presentation decide more than the calendar.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 281 | 7.0% |
| February | 323 | 8.0% |
| March | 410 | 10.1% |
| April | 281 | 7.0% |
| May | 312 | 7.7% |
| June | 397 | 9.8% |
| July | 303 | 7.5% |
| August | 381 | 9.4% |
| September | 398 | 9.8% |
| October | 337 | 8.3% |
| November | 326 | 8.1% |
| December | 294 | 7.3% |
The price of an extra bedroom in PE
Real sold prices by size across the PE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £212,000 | £240,000 (+13%) | £291,000 (+21%) | £379,995 (+31%) | £485,000 (+28%) |
| Semi-detached | £178,000 | £202,000 (+13%) | £237,000 (+17%) | £285,000 (+20%) | £350,000 (+23%) |
| Terraced | £147,000 | £184,000 (+25%) | £210,000 (+14%) | £260,000 (+24%) | £330,000 (+27%) |
| Flat | £113,000 | £142,000 (+26%) | £190,000 (+34%) | £270,000 (+42%) | £265,000 (-2%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
PE12 ranks 12 of 35 in the PE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, PE area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside PE12, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE12 0 | £295,000 | 41 |
| PE12 6 | £281,200 | 64 |
| PE12 7 | £230,000 | 80 |
| PE12 8 | £312,500 | 36 |
| PE12 9 | £210,000 | 83 |
How PE12 compares nearby
Same city, different markets. The neighbouring districts of the PE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| PE5 | £635,000 | +48% |
| PE9 | £347,500 | +6% |
| PE8 | £345,000 | +1% |
| PE28 | £332,300 | -5% |
| PE36 | £331,200 | +5% |
| PE31 | £325,000 | +5% |
| PE19 | £315,000 | +5% |
| PE27 | £310,000 | +8% |
| PE26 | £300,000 | +10% |
| PE32 | £293,000 | -1% |
| PE29 | £283,000 | +4% |
| PE33 | £282,500 | +20% |
| PE6 | £280,000 | +10% |
| PE34 | £277,000 | +9% |
| PE14 | £271,000 | +5% |
| PE38 | £267,500 | +16% |
| PE10 | £260,000 | +10% |
| PE7 | £250,500 | +4% |
| PE12 (this report) | £246,200 | +9% |
| PE4 | £245,000 | +17% |
| PE37 | £245,000 | +0% |
| PE20 | £235,000 | +10% |
| PE2 | £230,000 | +10% |
| PE15 | £230,000 | +0% |
Before you sell in PE12: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE12, use the average prices map for a rough value: zoom from PE12's shading down to the sold homes on your own street. The figures above are every recorded PE12 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to PE12. Free after a one click sign in.
See every individual PE12 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.