# 2 bedroom terraced house for sale (SG16 6AJ) ## Property Details | Key | Value | |-----|-------| | Address | 72 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE SG16 6AJ | | Price | £230,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Last sold | £252,500 Jun 2021 | ## Description ** FOR SALE BY AUCTION ** GUIDE PRICE £230,000 TO £260,000 ** VIEWINGS BY APPT ** A beautifully presented period cottage with a luxurious interior and two bathrooms. Situated in the delightful village of Henlow in Central Bedfordshire and offered with full vacant possession. This would be a great turn-key buy to let investment with an estimated annual rent of around £15,000 PA (With EICR valid to 17/07/28 and gas safety until 08/08/25) and being a freehold house, none of the additional costs associated with leasehold. The property is finished to a good standard and benefits from a stylish interior with a well appointed modern kitchen with integrated appliances and bi-fold door to the rear garden, modern bathroom, two bedrooms and a cleverly designed en-suite shower room that adds to the versatility and appeal of the home. Outside there is small front garden and an attractive and generously sized rear garden. This would also suit an owner occupier looking to purchase a home quickly and without complication, as completion is typically around 28 days post auction. Henlow is a great village location with easy access to the A1M and a short drive away from nearby towns. The closest train station is Arseley which provides a Thames Link service into Central London in around 40 minutes. Call AUCTION HOUSE BEDS AND BUCKS now for more information. TO REGISTER TO BID AND VIEW LEGAL DOCUMENTS, PLEASE VISIT OUR WEBSITE: auctionhouse.co.uk/bedsandbucks **Accommodation** - **Ground Floor** - **Entrance Porch** - With front door and leading to:- **Living Room** - 3.68m x 3.48m (12'1 x 11'5) - Window to front elevation, wood flooring, feature fireplace and a door to:- **Hallway** - 2.29m x 1.02m (7'6 x 3'4) - Leading to kitchen, stairs rising to the first floor and door to bathroom. **Kitchen** - 3.00m x 2.44m (9'10 x 8) - Modern fitted kitchen with high gloss units and contrasting granite worktops, integrated sink, integrated oven, hob, extractor hood and fridge freezer. There is a tiled floor and bi-fold doors to rear garden. **Bathroom** - 2.29m x 1.57m (7'6 x 5'2) - With a well appointed modern suite comprising bath with wall mounted shower and glass screen over, WC and sink unit. The bathroom has fully tiled walls, ceramic tiled flooring, a chrome heated towel rail and inset spot ceiling lights. There is also space and plumbing for washing machine and tumble dryer. **First Floor** - **Landing** - With doors leading to:- **Bedroom One** - 3.45m x 3.30m (11'4 x 10'10) - Window to front elevation, integrated wardrobe storage and a door to:- **En-Suite Shower Room** - Modern suite with tiled shower cubicle, wall mounted shower with rainfall head & glass screen, WC, corner wash hand basin, electric shaver point and mirrored cabinet. There is ceramic tiling to the floor, inset spot ceiling lights and an extractor fan. **Bedroom Two** - 2.84m x 2.29m (9'4 x 7'6) - Window to the rear elevation. **Outside** - **Rear Garden** - An attractive enclosed rear garden with two patio areas and laid to artificial lawn. There is also an outside tap and lighting. **Services** - No services or appliances have been tested. **Council Tax** - Central Bedfordshire Council - Band C **Price Information** - *Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide. Additional Fees and Disbursements will charged to the buyer - see individual property details and Special Conditions of Sale for actual figures. **Buyers Administration Charge** - The purchaser will be required to pay an administration charge of £1,140 (£950 plus VAT). **Buyers Premium Charge** - The purchaser will be required to pay a premium charge of £2,400 (£2,000 plus VAT) **How To Get There** - From the A1m, take junction 10 and follow the A507 past Arlesey Station to the junction with Hitchin Road and turn right onto the B569 leading to the High Street A6001 and turn left into Newtown. **Doisa20012025/10053** - ## Property Photos - ![Photo](/listings/photos/157123877/365590) - ![Photo](/listings/photos/157123877/365591) - ![KITCHEN](/listings/photos/157123877/365594) - KITCHEN - ![LIVING ROOM](/listings/photos/157123877/365595) - LIVING ROOM - ![Photo](/listings/photos/157123877/365598) - ![BEDROOM ONE](/listings/photos/157123877/365600) - BEDROOM ONE - ![Photo](/listings/photos/157123877/365603) - ![Photo](/listings/photos/157123877/365605) - ![BATHROOM](/listings/photos/157123877/365607) - BATHROOM - ![EN-SUITE SHOWER ROOM](/listings/photos/157123877/365608) - EN-SUITE SHOWER ROOM - ![REAR GARDEN](/listings/photos/157123877/365611) - REAR GARDEN - ![Photo](/listings/photos/157123877/365615) - ![OUTSIDE](/listings/photos/157123877/365617) - OUTSIDE - ![PARKING](/listings/photos/157123877/365625) - PARKING ## Floorplans - ![72 Newtown - Floorplan.JPG](/listings/photos/157123877/365630) - 72 Newtown - Floorplan.JPG ## EPC Graphs - ![EE Rating](/listings/photos/157123877/365634) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 72 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £252,500 | 07/06/2021 | Terraced | | 72 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £235,000 | 20/05/2016 | 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 | |---------|-------|------|------| | 23 STOCKBRIDGE CLOSE, CLIFTON, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5FG | £287,000 | 18/07/2025 | Terraced | | [Same street] 20 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £250,000 | 09/05/2025 | Terraced | | [Same street] 22 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £270,000 | 27/03/2025 | Terraced | | [Same street] 36 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £440,000 | 17/05/2024 | Terraced | | [Same street] 7 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £450,000 | 31/10/2023 | Detached | | [Same street] 12 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £1,155,000 | 31/07/2023 | Detached | | 19 STOCKBRIDGE CLOSE, CLIFTON, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5FG | £315,000 | 13/07/2022 | Terraced | | 22 LANGFORD ROAD, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AF | £383,000 | 27/05/2022 | Terraced | | 18 STOCKBRIDGE CLOSE, CLIFTON, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5FG | £130,000 | 16/05/2022 | Terraced | | 15 STOCKBRIDGE CLOSE, CLIFTON, SHEFFORD, CENTRAL BEDFORDSHIRE, SG17 5FG | £350,000 | 02/03/2022 | Terraced | | [Same street] 21 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £285,000 | 26/11/2021 | Terraced | | 38 HARRIER MILL, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6BQ | £390,000 | 29/09/2021 | Terraced | | [Same street] 34 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £445,000 | 21/09/2021 | Semi-detached | | 11 LANGFORD ROAD, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AF | £303,000 | 30/06/2021 | Terraced | **Street average:** £470,714 (7 sales) **Area average:** £308,286 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £287,020 (11 Terraced, SG16, 2024–2026) - **Deviation:** -19.9% ## 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 Flat, Bilberry Road, SG17 | £1,100/mo | 2 | 0.34 miles | OpenRent | **Average rent: £1,100/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £137,500 - **Target investor price (1%):** £110,000 *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 £1,100/mo).* - **Gross yield:** 5.7% - **Cost-to-rent:** 17.4× - **Monthly cashflow:** £59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.1% *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:** 10.2% ## House Price Index (HM Land Registry) *Official index for Central Bedfordshire; Terraced series; as of March 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 19.8% - **10y growth (index):** 38.2% ## 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)