PE11 vs PE12: house prices per square metre compared
PE11 (Pinchbeck) has a median of £2,370 per m² against £2,530 in PE12 (Holbeach). PE12 is the more expensive of the two: PE11 is 6.3% cheaper per m². The figures come from 480 and 235 matched sales in the last 12 months of HM Land Registry data.
£240,000, the median sale price in PE12, buys about 95 m² there and about 101 m² in PE11, a difference of 6 m² at each district’s own median. Over the 10 years to Q1 2026, PE12 moved +3.7% a year against PE11 at +3.3% a year, before inflation.
Sales in the last 12 months.
| Measure | PE11High confidence Pinchbeck, Spalding £2,370median per m² | PE12Medium confidence Holbeach, Spalding £2,530median per m² | Difference |
|---|---|---|---|
| Median price per m² | £2,370 | £2,530 | +6.8% |
| Median sale price | £220,000 | £240,000 | +9.1% |
| Middle 60% of salesp20 to p80 | £2,010–£2,720 | £2,080–£2,940 | |
| Sales (last 12 months) | 609 | 509 | −100 |
| With a matched floor areaThe denominator behind each median per unit area | 480 | 235 | −245 |
| Mean floor area (matched sales) | 102 m² | 108 m² | +6.1% |
| Annual change over 9.8 years | +3.3% a year | +3.7% a year | +0.4 pts |
| By property typeMedian price per m² for each property type sold in the last 12 months. | |||
| Detached | £2,440n = 241 | £2,570n = 168 | +5.3% |
| Semi-detached | £2,280n = 135 | £2,470n = 57 | +8.3% |
| Terraced | £2,220n = 94 | no sales | n/a |
| Difference: PE11 minus PE12. | |||
| All PE11 sold prices | All PE12 sold prices |
Each trend line is that district’s own quarterly median price per square metre, scaled to its own range: compare directions, not heights. Gaps are quarters with too few matched sales to publish a median.
Frequently asked questions
Why compare PE11 and PE12 on price per square metre rather than price?
A raw sale price mostly reflects how big homes are; price per square metre corrects for size, so PE11 and PE12 can be compared on what a buyer actually gets for the money. Both figures here are medians of sold price divided by EPC floor area, from HM Land Registry sales, computed the same way for both areas.
Why do PE11 and PE12 show different numbers of sales?
The two districts are different sizes and trade at different rates, and each figure is computed over the matched sales its own area produced in its stated window. The matched-sale count is printed beside each median because it is that median's own denominator.
Compare other areas
Or browse the league tables for the most expensive and best value districts, every comparison page, or the free dataset behind these figures.
Contains HM Land Registry data © Crown copyright and database right 2026 · Licensed under the Open Government Licence v3.0 · Floor areas from the Energy Performance of Buildings Register · how these figures are made