22, Backgate, PE12 6AP

22 Backgate is a 134 m² / 1,442 sq ft detached home in Whaplode. It sold for £390,000 in December 2022. Indexed forward to today's value, that sale is roughly £348k. Recent local prices imply a broad valuation context of £299k to £395k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£390,000 on Dec 2022
Internal area
134 square metres (1,442 square feet) according to latest EPC inspection
Price per internal area

This property sold for £2,910 per square metre (£270 per square foot) in Dec 2022. Indexed forward to today's value, this is roughly £2,599 per square metre (£241 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Dec 2022 £390,000 £2,910 £348,274 £2,599

Calculated using the latest EPC internal area of 134 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £348,274. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Whaplode are now selling for between £2,230 and £2,950 per square metre (£207 and £274 per square foot). Based on an internal area of 134 m², this implies a valuation between £299,000 and £395,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
na
Type
Detached
Council tax band
na
Planning applications
Planning ref:
October 2021 H01-0966-21
Type:
Amendments or alterations arising from an existing or previous application
Status:
Application approved
Address:
22 Backgate Cowbit Spalding
Description:
Demolition of existing dwelling and workshop, erection of up to five detached dwellings including hard standing & access from Backgate - approved under H01-1047-20. Modification of Condition 1 to allow amendments to previously approved plans (change of design of plot numbers 4 and 5).
Planning ref:
February 2021 H01-0024-21
Type:
Discharge of conditions imposed on an existing application
Status:
Application approved
Address:
22 BACKGATE COWBIT SPALDING
Description:
Demolition of existing dwelling and workshop, erection of up to 5 detached dwellings including hard standing and access from Backgate - approved under H01-0292-19. Removal of Condition 9 relating to bat emergence/re-entry
Planning ref:
February 2021 H01-1047-20
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions. ; this application involves multiple dwellings
Status:
Application approved
Address:
22 BACKGATE COWBIT SPALDING
Description:
Erection of 5 dwellings and associated works - outline approval H01-0292-19
Planning ref:
February 2021 H01-1122-20
Type:
Discharge of conditions imposed on an existing application
Status:
Application approved
Address:
22 Backgate Cowbit Spalding
Description:
Details relating to archaeological investigation, scheme to deal with contamination, bat emergence/re-entry survey and boundary treatment (Conditions 4, 7 (i, ii), 9 & 10) of H01-0292-19
Planning ref:
April 2019 H01-0292-19
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions.
Status:
Application approved
Address:
22 Backgate Cowbit Spalding
Description:
Demolition of existing dwelling and workshop, erection of up to five detached dwellings including hard standing and access from Backgate
EPC Inspections
Summary:
27 September 2022 - energy performance certificate grade B
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
New dwelling
Tenure:
Unknown
Property type:
Detached House Estimated year built None to None
Area:
134 sqm (1,442 square foot) total internal area
Comments:
Heating: Boiler and radiators, mains gas.
Frequently asked questions

22 Backgate is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £348,274.
  • Based on an internal area of 134 m² and recent prices in Whaplode, this implies a lower and upper quartile range from £299,000 to £395,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 22 Backgate last sold for £390,000 in December 2022.

HouseMetric shows 22 Backgate as 134 m² (1,442 sq ft), based on the latest internal area data available for this property.

The latest EPC rating shown by HouseMetric is B, from an inspection dated 27 September 2022. EPC information comes from the public Energy Performance Certificate data for England and Wales.

22 Backgate is in postcode PE12 6AP, in Whaplode. You can also view HouseMetric's sold-price page for Backgate, PE12 6AP or analysis of the Whaplode property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.