# 2 bedroom cottage for sale (SG17 5BW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE SG17 5BW |
| Price | £270,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 49 m² |
| Last sold | £265,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** A
- **Expiry date:** 20/03/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £372/year
- **Est. upgrade cost to C:** £32,250

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8414-7227-2600-4189-3922)

## Description

A lovely, two bedroom, mid terraced cottage presented in excellent order throughout and located just a short walk to Shefford Town Centre.  The property comprises of lounge with open fire, 14ft kitchen/diner, two bedrooms and first floor bathroom.  Outside there is a nice sized rear garden.  The property would make an ideal First Time Purchase.

**Lounge** - 3.45 x 3.15 - Window to front, uPVC double glazed entrance door, radiator, laminate flooring, cast iron fireplace with hearth.

**Kitchen/Diner** - 4.27 x 2.44 - Range of base and eye level units with roll top work surfaces, stainless steel sink unit with mixer tap, integrated oven and hob, wall mounted gas boiler, uPVC door to garden, window to rear, stairs leading to first floor, understairs cupboard.

**Bedroom One** - 3.05 x 3.05 - Window to front, radiator, fitted five door wardrobe.

**Bedroom Two** - 2.44 x 3.05 - Window to rear, radiator.

**Bathroom** - Refitted white suite comprising of panelled bath with mixer tap and wall mounted shower attachment, glass shower screen, low level w.c and wash hand basin in vanity unit, part tiled walls, inset spotlights.

**Rear Garden** - Patio area, steps down to large fully enclosed lawned area, with additional patio, summer house.  Shared passageway leading to front of property.

**Agents Notes** - Freehold

Council Tax band B.

EPC band C.

## Property Photos

- ![DSC_2861.JPG](/listings/photos/85832871/365250) - DSC_2861.JPG
- ![DSC_2851.JPG](/listings/photos/85832871/365252) - DSC_2851.JPG
- ![DSC_2849.JPG](/listings/photos/85832871/365255) - DSC_2849.JPG
- ![DSC_2857.JPG](/listings/photos/85832871/365260) - DSC_2857.JPG
- ![Kitchen/Diner](/listings/photos/85832871/365263) - Kitchen/Diner
- ![Bedroom One](/listings/photos/85832871/365267) - Bedroom One
- ![DSC_2844.JPG](/listings/photos/85832871/365272) - DSC_2844.JPG
- ![Bathroom](/listings/photos/85832871/365279) - Bathroom
- ![Rear Garden](/listings/photos/85832871/365282) - Rear Garden

## Floorplans

- ![10](/listings/photos/85832871/365286) - 10

## EPC Graphs

- ![EE Rating](/listings/photos/85832871/365287) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £265,000 | 27/01/2023 | Terraced |
| 45 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £150,000 | 19/09/2014 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 28 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £200,000 | 16/01/2026 | Terraced |
| 4 WYNCHWOOD LANE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5XJ | £645,000 | 11/12/2025 | Detached |
| 20 SHEPHERDS PLACE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BF | £425,000 | 11/12/2025 | Detached |
| [Same street] 56 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £476,800 | 26/09/2025 | Semi-detached |
| [Same street] 1B NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £280,000 | 12/09/2025 | Flat |
| [Same street] 23 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £320,000 | 05/09/2025 | Semi-detached |
| [Same street] 4 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £330,000 | 23/05/2025 | Semi-detached |
| [Same street] 42 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £547,000 | 24/11/2023 | Detached |
| [Same street] 15 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £604,500 | 23/10/2023 | Semi-detached |
| 15 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £440,000 | 25/08/2023 | Detached |
| 19 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £422,500 | 04/08/2023 | Detached |
| 20 CHURCHILL WAY, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5UG | £680,000 | 05/07/2023 | Detached |
| [Same street] 13 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £320,000 | 21/04/2023 | Terraced |
| 43 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £420,000 | 16/12/2022 | Detached |
| [Same street] 1A NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £257,500 | 25/11/2022 | Flat |
| 2 MIDLAND GARDENS, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YF | £445,000 | 21/09/2022 | Detached |
| 5 WYNCHWOOD LANE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5XJ | £625,000 | 01/07/2022 | Detached |
| 22 AMPTHILL ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BD | £355,916 | 24/06/2022 | Detached |
| 1 MALLARD CLOSE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YS | £528,000 | 16/05/2022 | Detached |
| 6 WYNCHWOOD LANE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5XJ | £640,000 | 20/04/2022 | Detached |
| 25 THE HOLLIES, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BX | £500,000 | 07/03/2022 | Detached |
| 7 ARNHEM PLACE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5UJ | £435,000 | 25/02/2022 | Detached |
| 1 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £465,000 | 26/01/2022 | Detached |
| [Same street] 30 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £192,500 | 17/12/2021 | Terraced |
| 3 AMPTHILL ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BD | £505,000 | 17/12/2021 | Detached |
| 25 SHEPHERDS PLACE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BF | £373,000 | 17/12/2021 | Detached |
| 20 NIGHTINGALE MEWS, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YX | £335,000 | 14/12/2021 | Detached |
| 82 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £450,000 | 10/12/2021 | Detached |
| [Same street] 39 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £278,000 | 28/09/2021 | Terraced |
| 3 WYNCHWOOD LANE, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5XJ | £475,000 | 21/09/2021 | Detached |
| [Same street] 54 NEW STREET, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5BW | £460,000 | 20/09/2021 | Semi-detached |
| 27 KINGFISHER ROAD, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5YQ | £450,000 | 06/08/2021 | Detached |

**Street average:** £355,525 (12 sales)
**Area average:** £480,721 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £562,854 (24 Detached, SG17, 2024–2026)
- **Deviation:** -52%

## Rental Range

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

- **Low:** £1,118/mo
- **Realistic:** £1,242/mo
- **Optimistic:** £1,366/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £823/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Maisonette, St. Francis Court, SG17 | £1,355/mo | 2 | 0.16 miles | OpenRent |

**Average rent: £1,355/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £169,375
- **Target investor price (1%):** £135,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,355/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.6×
- **Monthly cashflow:** £131/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £5,510/m²

## Capital growth trend

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

- **5y growth:** 4.7%
- **10y growth:** 34.6%

## House Price Index (HM Land Registry)

*Official index for Central Bedfordshire; Detached series; as of March 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 20.4%
- **10y growth (index):** 35.8%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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