Semi-Detached 2 sales on record

26 WILLOW WAY

AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ

£410,000

Location

Map view View on Google Maps View on OpenStreetMap Street View MK45 2SJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Ampthill Beauty Rooms	0.2 miles
Bus stop	Library	0.3 miles
Train station	Flitwick	1.5 miles
University	University of Bedfordshire	3.5 miles
Hospital	Bedford Hospital SDEC - Same Day Emergency Care	7.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

86 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£410,000 Feb 2026

Price per m²

£4,767/m²

Local average

£383,301 (79 sales)

Street crime

50 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 03/11/2020

Expiry date: 02/11/2030

Current heating cost: £578/year

Potential heating cost: £462/year

Est. upgrade cost to C: £17,525

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	06/02/2026	£410,000	Semi-detached	+41.4%	£410,391 to April 2026	View transaction
Sold	14/04/2021	£290,000	Semi-detached	—	£352,912 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£410,000
listed	15/09/2025	£400,000
sold	01/01/2021	£290,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
46 THE COPPINS, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SN	£450,000	06/06/2025	Semi-detached
61 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT	£435,000	26/02/2025	Semi-detached
1 CHEQUER TREE WAY, MAULDEN, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PW	£615,000	07/02/2025	Semi-detached
39 SAUNDERS PIECE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PX	£345,000	19/12/2023	Semi-detached
24 HAWTHORN CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TN	£304,000	24/11/2023	Semi-detached
1 THE STABLES, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2RT	£675,000	29/09/2023	Semi-detached
15 DUKES ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TB	£330,000	18/08/2023	Semi-detached
83 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT	£450,000	27/03/2023	Semi-detached
34 OLIVER STREET, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SD	£375,000	27/01/2023	Semi-detached
17 OAK TREE ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UH	£320,000	09/12/2022	Semi-detached
58 SAUNDERS PIECE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PX	£420,000	16/09/2022	Semi-detached
60 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SS	£360,000	02/09/2022	Semi-detached
89 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT	£415,000	30/08/2022	Semi-detached
2 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB	£333,000	05/08/2022	Semi-detached
9 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB	£395,000	03/03/2022	Semi-detached
10 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB	£482,500	16/02/2022	Semi-detached
50 CHERRY TREE WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SY	£240,000	21/12/2021	Semi-detached
12 CEDAR CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UD	£330,000	25/11/2021	Semi-detached
21 OAK TREE ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UH	£260,000	30/09/2021	Semi-detached
34 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ	£290,000	30/09/2021	Semi-detached

Area average: £391,225 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 8%

10y growth 22.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Central Bedfordshire. Series: Semi-detached. As of April 2026.

1y (index) 5.2%

5y (index) 21.7%

10y (index) 39.7%

Rental Range

Estimated market rent for Central Bedfordshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,122/mo

Realistic £1,247/mo

Optimistic £1,372/mo

Based on Local Authority from postcode lookup → Central Bedfordshire.

LHA (30th percentile) floor for Bedford: Apr 2025 – Mar 2026

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.3%

Max investor price (0.8%) £155,875

Target investor price (1%) £124,700

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	16
Anti-social behaviour	14
Criminal damage and arson	6
Public order	3
Burglary	2
Other crime	2
Shoplifting	2
Vehicle crime	2
Drugs	1
Other theft	1
Possession of weapons	1
Total incidents	50

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Russell Lower School	Primary	0.2 miles	Good — 7 Jan 2012
The Firs Lower School	Primary	0.5 miles	Good — 25 Nov 2013
Alameda Middle School	Primary	0.6 miles	Good — 23 Mar 2018
Redborne Upper School and Community College	Secondary	0.6 miles	Good — 10 Sep 2024
Maulden Lower School	Primary	1.3 miles	Good — 7 Nov 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
29/08/2021	19/08/2021	1	1
10/06/2010	06/05/2010	10	—

# 26 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ

## Property details

- Slug: `3a2a555` (address key hash: `3a2a55559a4f084aed3c70583bf24991f103c15c`)
- Postcode: MK45 2SJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 86 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £410,000 Feb 2026
- Price per m²: £4,767/m²
- Local average: £383,301 (79 sales)
- Street crime: 50 incidents within 1 mile (May 2026)

## Latest sale

- Price: £410,000
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 02/11/2030
- **Current heating cost:** £578/year
- **Est. upgrade cost to C:** £17,525

### Recommendations
- W2 (£4,000 - £6,000)
- E (£25)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9097-1208-1100-6707-0300)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £410,000 | Semi-detached | +41.4% | £410,391 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-d58c-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-04-14 | £290,000 | Semi-detached | — | £352,912 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e073986a-c887-2134-e053-6c04a8c0233b) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ | £410,000 | 06/02/2026 | Semi-detached |
| 26 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ | £290,000 | 14/04/2021 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166999583](http://87.117.209.195:8080/listings/def9d71)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £410,000 |
| listed | 2025-09-15 | £400,000 |
| sold | 2021-01-01 | £290,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 THE COPPINS, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SN | £450,000 | 06/06/2025 | Semi-detached |
| 61 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT | £435,000 | 26/02/2025 | Semi-detached |
| 1 CHEQUER TREE WAY, MAULDEN, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PW | £615,000 | 07/02/2025 | Semi-detached |
| 39 SAUNDERS PIECE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PX | £345,000 | 19/12/2023 | Semi-detached |
| 24 HAWTHORN CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TN | £304,000 | 24/11/2023 | Semi-detached |
| 1 THE STABLES, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2RT | £675,000 | 29/09/2023 | Semi-detached |
| 15 DUKES ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TB | £330,000 | 18/08/2023 | Semi-detached |
| 83 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT | £450,000 | 27/03/2023 | Semi-detached |
| 34 OLIVER STREET, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SD | £375,000 | 27/01/2023 | Semi-detached |
| 17 OAK TREE ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UH | £320,000 | 09/12/2022 | Semi-detached |
| 58 SAUNDERS PIECE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2PX | £420,000 | 16/09/2022 | Semi-detached |
| 60 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SS | £360,000 | 02/09/2022 | Semi-detached |
| 89 FALLOWFIELD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2TT | £415,000 | 30/08/2022 | Semi-detached |
| 2 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB | £333,000 | 05/08/2022 | Semi-detached |
| 9 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB | £395,000 | 03/03/2022 | Semi-detached |
| 10 ADAMS CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UB | £482,500 | 16/02/2022 | Semi-detached |
| 50 CHERRY TREE WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SY | £240,000 | 21/12/2021 | Semi-detached |
| 12 CEDAR CLOSE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UD | £330,000 | 25/11/2021 | Semi-detached |
| 21 OAK TREE ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UH | £260,000 | 30/09/2021 | Semi-detached |
| 34 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ | £290,000 | 30/09/2021 | Semi-detached |

**Area average:** £391,225 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 8%
- **10y growth:** 22.7%

## House Price Index (HM Land Registry)

*Official index for Central Bedfordshire; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 21.7%
- **10y growth (index):** 39.7%

## Rental Range

*ONS Price Index of Private Rents (Central Bedfordshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,122/mo
- **Realistic:** £1,247/mo
- **Optimistic:** £1,372/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bedford (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £155,875
- **Target investor price (1%):** £124,700

*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.*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 16 |
| Anti-social behaviour | 14 |
| Criminal damage and arson | 6 |
| Public order | 3 |
| Burglary | 2 |
| Other crime | 2 |
| Shoplifting | 2 |
| Vehicle crime | 2 |
| Drugs | 1 |
| Other theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **50** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Russell Lower School | Primary | 0.2 miles | Good — 7 Jan 2012 |
| The Firs Lower School | Primary | 0.5 miles | Good — 25 Nov 2013 |
| Alameda Middle School | Primary | 0.6 miles | Good — 23 Mar 2018 |
| Redborne Upper School and Community College | Secondary | 0.6 miles | Good — 10 Sep 2024 |
| Maulden Lower School | Primary | 1.3 miles | Good — 7 Nov 2012 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14759869
- **Address:** 26 Willow Way, Ampthill, MK45 2SJ
- **Certificate Issued:** 29/08/2021
- **Work Completed:** 19/08/2021
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #7417346
- **Address:** 26 Willow Way, Ampthill, MK45 2SJ
- **Certificate Issued:** 10/06/2010
- **Work Completed:** 06/05/2010
- **Items:** 10 window(s)