# 2 bedroom flat for sale (MK42 9FJ) ## Property Details | Key | Value | |-----|-------| | Address | 23 GOODMAN ROAD, BEDFORD, BEDFORD MK42 9FJ | | Price | £170,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1996-2002 | | Floor area | 54 m² | | Last sold | £153,000 Dec 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 05/11/2029 - **Current heating cost:** £293/year ### Recommendations - A (350) - E (20) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0268-1957-6299-7801-2900) ## Description Taylors Estate Agents are proud to present this top-floor, two-bedroom apartment, available with no upper chain. The accommodation includes an entrance hall, a combined lounge and dining area with an adjacent kitchen, a bathroom, and two bedrooms. Additional features include communal parking and a shared garden area. ## Property Photos - ![PHOTOGRAPHY](/listings/photos/149166869/273422) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273423) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273424) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273425) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273426) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273427) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273428) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273429) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273430) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273431) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273432) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273433) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273434) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273435) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/149166869/273436) - PHOTOGRAPHY ## Floorplans - ![FLOOR-PLAN](/listings/photos/149166869/273437) - FLOOR-PLAN ## EPC Graphs - ![EPC Rating Graph](/listings/photos/149166869/273438) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 GOODMAN ROAD, BEDFORD, MK42 9FJ | £153,000 | 01/12/2025 | Flat | | 23 GOODMAN ROAD, BEDFORD, MK42 9FJ | £113,000 | 15/05/2014 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 MILLER COURT, BEDFORD, MK42 9PB | £176,000 | 31/08/2023 | Flat | | [Same street] 12 GOODMAN ROAD, BEDFORD, MK42 9FJ | £257,000 | 23/06/2023 | Terraced | | [Same street] 1 GOODMAN ROAD, BEDFORD, MK42 9FJ | £237,000 | 12/04/2023 | Terraced | | 9 MILLER COURT, BEDFORD, MK42 9PB | £213,500 | 24/02/2023 | Flat | | 11 HAYNES ROAD, BEDFORD, MK42 9PG | £160,000 | 14/10/2022 | Flat | | 19 HAYNES ROAD, BEDFORD, MK42 9PG | £215,000 | 05/10/2022 | Flat | | 21 MILLER COURT, BEDFORD, MK42 9PB | £180,000 | 25/07/2022 | Flat | | 15 MILLER COURT, BEDFORD, MK42 9PB | £172,500 | 18/02/2022 | Flat | | ARMSTRONG COURT 8 KELVIN AVENUE, BEDFORD, MK42 9SG | £120,000 | 28/01/2022 | Flat | | [Same street] 9 GOODMAN ROAD, BEDFORD, MK42 9FJ | £235,000 | 04/11/2021 | Terraced | **Street average:** £243,000 (3 sales) **Area average:** £176,714 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £214,485 (24 Flat, MK42, 2024–2026) - **Deviation:** -20.7% ## Rental Range *ONS Price Index of Private Rents (Bedford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,049/mo - **Realistic:** £1,166/mo - **Optimistic:** £1,283/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, Redwood Grove, MK42 | £1,150/mo | 2 | 0.34 miles | OpenRent | **Average rent: £1,150/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.68% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *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 £1,150/mo).* - **Gross yield:** 8.1% - **Cost-to-rent:** 12.3× - **Monthly cashflow:** £341/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.3% *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:** £3,148/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 54.9% - **10y growth:** 77.2% ## House Price Index (HM Land Registry) *Official index for Bedford; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** 1% - **5y growth (index):** 8.6% - **10y growth (index):** 28.8% ## 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)