Sold STC Semi-detached

26 WILLOW WAY

BEDFORD, AMPTHILL, CENTRAL BEDFORDSHIRE MK45 2SJ

3 beds 2 baths 86 m² Listed 15 Sep 2025 (-309d)

£400,000

Guide Price

Save

# 3 bedroom semi-detached house for sale (MK45 2SJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 26 WILLOW WAY, BEDFORD, AMPTHILL, CENTRAL BEDFORDSHIRE MK45 2SJ |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £410,000 Feb 2026 |

## 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)

## Description

A newly built porch opens into a welcoming entrance hall, which leads directly into the impressive open-plan kitchen/dining room. Fitted with sleek quartz worktops, a full range of premium NEFF and Bosch integrated appliances, and modern cabinetry, this space has been carefully designed for both family life and entertaining. French doors open out onto the rear garden, creating a seamless connection between indoor and outdoor living.

From here, the accommodation flows naturally into the principal living room. A generous space, it centres around a striking log burner that provides both character and warmth, while the open-plan design ensures the kitchen and lounge complement each other beautifully.

Upstairs, the property features three well-proportioned bedrooms. The master bedroom benefits from its own contemporary en-suite shower room, while the additional bedrooms are served by a stylish new family bathroom, finished with high-quality fittings and modern tiling.

The home has undergone a complete programme of renovation, including a full rewire, the installation of a new boiler, new radiators, and an entirely updated central heating system. A large utility cupboard provides valuable storage and houses the boiler, keeping the practicalities neatly tucked away. The loft has been fully boarded with lighting, offering excellent storage and clear potential for future conversion, while the property also lends itself to extension at the rear, subject to planning permission.

Externally, the home continues to impress. The frontage has strong kerb appeal, with a good-sized driveway, newly built porch, and an electric car charging point. To the rear, a landscaped garden provides both patio and lawn areas, perfect for relaxing or entertaining, while a garage offers further parking or storage options.

Willow Way is a peaceful and established road, perfectly positioned within easy reach of Ampthill town centre, which boasts a superb selection of independent shops, restaurants, cafés, and a Waitrose supermarket. Schooling is highly regarded, with Russell Lower, Firs Lower, Alameda Middle, and Redborne Upper all close by. For commuters, Flitwick mainline station provides fast direct links to London St Pancras in around 40 minutes, and the M1 and A6 are easily accessible.

This is a rare opportunity to acquire a home of exceptional quality, in one of Ampthill’s most sought-after locations, with scope for further growth. Viewing is highly recommended.

## Property Photos

- ![Picture No. 05](/listings/photos/166999583/907788) - Picture No. 05
- ![Picture No. 16](/listings/photos/166999583/907789) - Picture No. 16
- ![Picture No. 19](/listings/photos/166999583/907790) - Picture No. 19
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- ![Picture No. 03](/listings/photos/166999583/907792) - Picture No. 03
- ![Picture No. 18](/listings/photos/166999583/907793) - Picture No. 18
- ![Picture No. 09](/listings/photos/166999583/907794) - Picture No. 09
- ![Picture No. 10](/listings/photos/166999583/907795) - Picture No. 10
- ![Picture No. 11](/listings/photos/166999583/907796) - Picture No. 11
- ![Picture No. 12](/listings/photos/166999583/907797) - Picture No. 12
- ![Picture No. 08](/listings/photos/166999583/907798) - Picture No. 08
- ![Picture No. 06](/listings/photos/166999583/907799) - Picture No. 06
- ![Picture No. 15](/listings/photos/166999583/907800) - Picture No. 15
- ![Picture No. 14](/listings/photos/166999583/907801) - Picture No. 14
- ![Picture No. 17](/listings/photos/166999583/907802) - Picture No. 17
- ![Picture No. 20](/listings/photos/166999583/907803) - Picture No. 20
- ![Picture No. 13](/listings/photos/166999583/907804) - Picture No. 13
- ![Picture No. 01](/listings/photos/166999583/907805) - Picture No. 01
- ![Picture No. 07](/listings/photos/166999583/907806) - Picture No. 07

## Floorplans

- ![Floorplan](/listings/photos/166999583/907807) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/166999583/907808) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7417346
- **Address:** 26 Willow Way, Ampthill, MK45 2SJ
- **Certificate Issued:** 10/06/2010
- **Work Completed:** 06/05/2010
- **Items:** 10 window(s)

### 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)

## 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 |

## 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 |
| 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 |
| 17 COLTSFOOT CORNER, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2BF | £450,000 | 25/11/2022 | 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 |
| 19 BIRCH GROVE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2EJ | £375,000 | 31/05/2022 | Semi-detached |
| 7 BIRCH GROVE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2EJ | £390,000 | 27/04/2022 | 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 |
| [Same street] 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 |

**Street average:** £290,000 (1 sale)
**Area average:** £387,868 (19 sales)

## Price vs local average

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

- **Local average:** £382,353 (80 Semi-detached, MK45, 2024–2026)
- **Deviation:** +4.6%

## 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

## 1% Rule

- **Rent ratio:** 0.31% (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.*

## Price per Square Metre

- **£/m²:** £4,651/m²

## 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%

## 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)

Picture No. 05 Picture No. 16 Picture No. 19 Picture No. 02 Picture No. 03 Picture No. 18 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 08 Picture No. 06 Picture No. 15 Picture No. 14 Picture No. 17 Picture No. 20 Picture No. 13 Picture No. 01 Picture No. 07

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Property details

Tenure

FREEHOLD

Floor area

86 m²

Council tax band

EPC rating

Last sold

£410,000 Feb 2026

Price per m²

£4,651/m²

Local average

£382,353 (+4.6%)

Deprivation

Decile 9 (28,021 of 33,755)

Street crime

52 incidents within 1 mile (May 2026)

Key features

Stylish three bedroom semi detached home having undergone significant updating/improvements throughout
New boiler, central heating system, radiators & rewire
Contemporary kitchen/dining room with Quartz work surfaces & high quality Neff & Bosch appliances
Living room with striking log burning stove
Master bedroom with stylish en-suite
Two further bedrooms serviced by a refitted bathroom
Driveway, garage & useful EV charging point
Attractive rear garden
Potential to extend into the loft (STPP)

Additional details

Parking: Garage, Driveway
Garden: Yes

Description

Guide Price £400,000-£425,000 This superbly renovated three-bedroom, two-bathroom home has been finished to an exceptional standard throughout and occupies a desirable position within walking distance of Ampthill’s historic Georgian market town centre. Blending high-quality finishes with a flexible layout, it offers the perfect balance of style, comfort, and practicality.

A newly built porch opens into a welcoming entrance hall, which leads directly into the impressive open-plan kitchen/dining room. Fitted with sleek quartz worktops, a full range of premium NEFF and Bosch integrated appliances, and modern cabinetry, this space has been carefully designed for both family life and entertaining. French doors open out onto the rear garden, creating a seamless connection between indoor and outdoor living.

From here, the accommodation flows naturally into the principal living room. A generous space, it centres around a striking log burner that provides both character and warmth, while the open-plan design ensures the kitchen and lounge complement each other beautifully.

Upstairs, the property features three well-proportioned bedrooms. The master bedroom benefits from its own contemporary en-suite shower room, while the additional bedrooms are served by a stylish new family bathroom, finished with high-quality fittings and modern tiling.

The home has undergone a complete programme of renovation, including a full rewire, the installation of a new boiler, new radiators, and an entirely updated central heating system. A large utility cupboard provides valuable storage and houses the boiler, keeping the practicalities neatly tucked away. The loft has been fully boarded with lighting, offering excellent storage and clear potential for future conversion, while the property also lends itself to extension at the rear, subject to planning permission.

Externally, the home continues to impress. The frontage has strong kerb appeal, with a good-sized driveway, newly built porch, and an electric car charging point. To the rear, a landscaped garden provides both patio and lawn areas, perfect for relaxing or entertaining, while a garage offers further parking or storage options.

Willow Way is a peaceful and established road, perfectly positioned within easy reach of Ampthill town centre, which boasts a superb selection of independent shops, restaurants, cafés, and a Waitrose supermarket. Schooling is highly regarded, with Russell Lower, Firs Lower, Alameda Middle, and Redborne Upper all close by. For commuters, Flitwick mainline station provides fast direct links to London St Pancras in around 40 minutes, and the M1 and A6 are easily accessible.

This is a rare opportunity to acquire a home of exceptional quality, in one of Ampthill’s most sought-after locations, with scope for further growth. Viewing is highly recommended.

Listed by

Ampthill

Urban & Rural Property Services

Reference: 166999583

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 03/11/2020

Expiry date: 02/11/2030

Current heating cost: £578/year

Potential heating cost: £462/year

Est. upgrade cost to C: £17,525

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7417346

Property Details

Street: 26 Willow Way

Town: Ampthill

Postcode: MK45 2SJ

Installation Details

Items: 10 windows

Certificate Issued: 10/06/2010

Work Completed: 06/05/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #14759869 Recent

Property Details

Street: 26 Willow Way

Town: Ampthill

Postcode: MK45 2SJ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 29/08/2021

Work Completed: 19/08/2021

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

41% since 2021

Event	Date	Price	% change
Sold	06/02/2026 (5 months ago)	£410,000	+41.4%
Sold	14/04/2021 (5 years ago)	£290,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

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
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
17 COLTSFOOT CORNER, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2BF	£450,000	25/11/2022	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
19 BIRCH GROVE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2EJ	£375,000	31/05/2022	Semi-detached
7 BIRCH GROVE, AMPTHILL, BEDFORD, CENTRAL BEDFORDSHIRE, MK45 2EJ	£390,000	27/04/2022	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
Same street 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

Street average: £290,000 (1 sale)

Area average: £387,868 (19 sales)

Capital growth trend

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

5y growth 7.6%

10y growth 22.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Central Bedfordshire. Series: Semi-detached. As of April 2026.

1y (index) 5.2%

5y (index) 21.7%

10y (index) 39.7%

Rental Range

Estimated market rent for Central Bedfordshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,122/mo

Realistic £1,247/mo

Optimistic £1,372/mo

Based on Local Authority from postcode lookup → Central Bedfordshire.

LHA (30th percentile) floor for Bedford: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View MK45 2SJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Ampthill Beauty Rooms	0.2 miles
Shop	Candyjoys	0.2 miles
Bus stop	Library	0.4 miles
Train station	Flitwick	1.5 miles
Train station	Millbrook	2.8 miles
University	University of Bedfordshire	3.5 miles
Hospital	Bedford Hospital SDEC - Same Day Emergency Care	7.2 miles
Hospital	Widecombe Nursing Home	7.8 miles
University	University of Bedfordshire Polhill Campus	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	17
Anti-social behaviour	15
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	52

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Russell Lower School	Primary	0.3 miles	Good — 7 Jan 2012
The Firs Lower School	Primary	0.5 miles	Good — 25 Nov 2013
Redborne Upper School and Community College	Secondary	0.6 miles	Good — 10 Sep 2024
Alameda Middle School	Primary	0.6 miles	Good — 23 Mar 2018
Maulden Lower School	Primary	1.3 miles	Good — 7 Nov 2012

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.31%

Max investor price (0.8%) £155,875

Target investor price (1%) £124,700

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).