# 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 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. ## 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 - ![Picture No. 02](/listings/photos/166999583/907791) - Picture No. 02 - ![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:** 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)