# 3 bedroom semi-detached house for sale (MK45 4EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 CHURCH ROAD, BEDFORD, SILSOE, CENTRAL BEDFORDSHIRE MK45 4EH |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £457,800 Sep 2024 |

## Description

An extended and delightful Grade II listed period cottage built in circa 1650s, set in mature gardens within the historic village of Silsoe - being sold with vacant possession.

## Property Photos

- ![Photo](/listings/photos/128760263/1232181)
- ![Photo](/listings/photos/128760263/1232182)
- ![Photo](/listings/photos/128760263/1232183)
- ![Photo](/listings/photos/128760263/1232184)
- ![Photo](/listings/photos/128760263/1232185)
- ![Photo](/listings/photos/128760263/1232186)
- ![Photo](/listings/photos/128760263/1232187)
- ![Photo](/listings/photos/128760263/1232188)
- ![Photo](/listings/photos/128760263/1232189)
- ![Photo](/listings/photos/128760263/1232190)
- ![Photo](/listings/photos/128760263/1232191)
- ![Photo](/listings/photos/128760263/1232192)
- ![Photo](/listings/photos/128760263/1232193)
- ![Photo](/listings/photos/128760263/1232194)
- ![Photo](/listings/photos/128760263/1232195)
- ![Photo](/listings/photos/128760263/1232196)
- ![Photo](/listings/photos/128760263/1232197)

## Floorplans

- ![Floorplan 1](/listings/photos/128760263/1232198) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 CHURCH ROAD, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4EH | £457,800 | 13/09/2024 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RUSSELL COTTAGE, 1A WEST END ROAD, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4DU | £429,950 | 12/11/2025 | Semi-detached |
| 8 BEDFORD AVENUE, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4ER | £750,000 | 05/12/2022 | Semi-detached |
| 48 HIGH STREET, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4EP | £310,000 | 25/11/2022 | Semi-detached |
| 17 COLLEGE CHASE, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4GE | £140,000 | 02/09/2022 | Semi-detached |
| 47A WEST END ROAD, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4DU | £268,000 | 04/02/2022 | Semi-detached |
| 10 HOLLY WALK, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4EB | £510,000 | 05/11/2021 | Semi-detached |
| 61 HIGH STREET, SILSOE, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 4EW | £390,000 | 20/08/2021 | Semi-detached |

**Area average:** £399,707 (7 sales)

## Price vs local average

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

- **Local average:** £382,353 (80 Semi-detached, MK45, 2024–2026)
- **Deviation:** +30.8%

## 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).*

- **LHA floor (this property size):** £997/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Wrest Park, MK45 | £1,550/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Wrest Park, MK45 | £1,550/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, High Street, MK45 | £2,000/mo | 3 | 0.19 miles | OpenRent |

**Average rent: £1,700/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*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 £1,550/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 26.9×
- **Monthly cashflow:** £-599/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5%

*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).*

## Capital growth trend

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

- **5y growth:** 6.7%
- **10y growth:** 20%

## 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%

## 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)