# 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: £382,353 (80 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 |
| 34 WILLOW WAY, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2SJ | £290,000 | 30/09/2021 | Semi-detached |
| 21 OAK TREE ROAD, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2UH | £260,000 | 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:** 7.6%
- **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)