Sold STC Cottage

74 NEWTOWN

HENLOW, CENTRAL BEDFORDSHIRE SG16 6AJ

2 beds 592 sq ft Listed 27 Aug 2014 (-4308d)

£160,000

Guide Price

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# 2 bedroom cottage for sale (SG16 6AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 74 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE SG16 6AJ |
| Price | £160,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 55 m² |
| Last sold | £159,500 Jan 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/09/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £31,913

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£40)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0924-2878-7719-9504-2961)

## Description

The property in further detail comprises: -

Front door to;

LOUNGE 12'7 x 11'5 (3.83m x 3.48m)

Double glazed window to front aspect, open fire with brick built surround, radiator, coving.

DINING AREA 10'0 x 8'7 (3.05m x 2.62m)

Stairs to first floor, radiator, coving.

KITCHEN 9'5 x 8'1 (2.87m x 2.46m)

Fitted with a range of eye and base level cupboard and drawer units, single drainer sink unit, space for cooker, space for washing machine, space for fridge, larder cupboard, door to rear.

FIRST FLOOR ACCOMMODATION

BEDROOM ONE 12'1 x 11'6 (3.68m x 3.51m)

Double glazed window to front aspect, radiator, built in wardrobe.

BEDROOM TWO 9'3 x 7'2 (2.82m x 2.19m)

Double glazed window to rear aspect, radiator, airing cupboard, loft access.

BATHROOM

Fitted with a suite comprising panelled bath, pedestal wash hand basin, low level WC, double glazed window to rear aspect.

OUTSIDE

REAR GARDEN

Paved courtyard gravel area, enclosed by panel fencing.

FRONT GARDEN

Gravel area providing off road parking for one vehicle.

AGENTS NOTE

We have not tested the apparatus, equipment, fittings or services for this property.  Interested parties should therefore satisfy themselves as to the condition of any such item considered material to the purchase.  All measurements have been taken using a sonic tape measure and therefore may be subject to a small margin of error.

These details are a guide only and their accuracy is not guaranteed.

## Property Photos

- ![Photo](/listings/photos/47817308/365653)
- ![Photo](/listings/photos/47817308/365656)
- ![Photo](/listings/photos/47817308/365657)
- ![Photo](/listings/photos/47817308/365658)
- ![Photo](/listings/photos/47817308/365660)

## EPC Graphs

- ![EPC 1](/listings/photos/47817308/365662) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #11020190
- **Address:** 74 Newtown, HENLOW, SG16 6AJ
- **Certificate Issued:** 01/06/2015
- **Work Completed:** 27/04/2015
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #8519377
- **Address:** 74 Newtown, HENLOW, SG16 6AJ
- **Certificate Issued:** 21/11/2011
- **Work Completed:** 01/11/2011
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #16070042
- **Address:** 74 Newtown, HENLOW, SG16 6AJ
- **Certificate Issued:** 03/12/2023
- **Work Completed:** 20/11/2023
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £159,500 | 09/01/2015 | 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 |
|---------|-------|------|------|
| [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 |
| 155 HIGH STREET, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AE | £565,000 | 25/05/2023 | Detached |
| 10 GARDENERS LANE, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6DJ | £1,850,000 | 09/08/2022 | Detached |
| 7 HARRIER MILL, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6BQ | £710,000 | 06/06/2022 | Detached |
| 5 GARDENERS LANE, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6DJ | £1,185,000 | 11/02/2022 | Detached |
| [Same street] 21 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £285,000 | 26/11/2021 | Terraced |
| [Same street] 34 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ | £445,000 | 21/09/2021 | Semi-detached |
| 17 BURGESS WAY, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AX | £450,000 | 22/07/2021 | Detached |

**Street average:** £470,714 (7 sales)
**Area average:** £952,000 (5 sales)

## Price vs local average

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

- **Local average:** £584,700 (10 Detached, SG16, 2024–2026)
- **Deviation:** -72.6%

## 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 | 0.42 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.69% (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:** 8.3%
- **Cost-to-rent:** 12.1×
- **Monthly cashflow:** £335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.7%

*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:** £2,909/m²

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 15.6%

## House Price Index (HM Land Registry)

*Official index for Central Bedfordshire; Detached series; as of March 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 20.4%
- **10y growth (index):** 35.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

55 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£159,500 Jan 2015

Price per m²

£2,909/m²

Local average

£584,700 (-72.6%)

Deprivation

Decile 8 (26,838 of 33,755)

Street crime

24 incidents within 1 mile (Apr 2026)

Key features

Lounge
Dining area
Kitchen
Two bedrooms
Bathroom
Courtyard garden
Off road parking

Additional details

Parking: Yes
Garden: Yes

Description

The property in further detail comprises: -

Front door to;

LOUNGE 12'7 x 11'5 (3.83m x 3.48m)
Double glazed window to front aspect, open fire with brick built surround, radiator, coving.

DINING AREA 10'0 x 8'7 (3.05m x 2.62m)
Stairs to first floor, radiator, coving.

KITCHEN 9'5 x 8'1 (2.87m x 2.46m)
Fitted with a range of eye and base level cupboard and drawer units, single drainer sink unit, space for cooker, space for washing machine, space for fridge, larder cupboard, door to rear.

FIRST FLOOR ACCOMMODATION

BEDROOM ONE 12'1 x 11'6 (3.68m x 3.51m)
Double glazed window to front aspect, radiator, built in wardrobe.

BEDROOM TWO 9'3 x 7'2 (2.82m x 2.19m)
Double glazed window to rear aspect, radiator, airing cupboard, loft access.

BATHROOM
Fitted with a suite comprising panelled bath, pedestal wash hand basin, low level WC, double glazed window to rear aspect.

OUTSIDE

REAR GARDEN
Paved courtyard gravel area, enclosed by panel fencing.

FRONT GARDEN
Gravel area providing off road parking for one vehicle.

AGENTS NOTE
We have not tested the apparatus, equipment, fittings or services for this property. Interested parties should therefore satisfy themselves as to the condition of any such item considered material to the purchase. All measurements have been taken using a sonic tape measure and therefore may be subject to a small margin of error.

These details are a guide only and their accuracy is not guaranteed.

Listed by

Stotfold

Stephens Estate Agents

Reference: 47817308

EPC Rating & Upgrade Cost

This certificate expired on 07/09/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 08/09/2014

Expiry date: 07/09/2024 (expired)

Est. upgrade cost to C: £31,913

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£40)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11020190

Property Details

Street: 74 Newtown

Town: HENLOW

Postcode: SG16 6AJ

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 01/06/2015

Work Completed: 27/04/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #8519377

Property Details

Street: 74 Newtown

Town: HENLOW

Postcode: SG16 6AJ

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 21/11/2011

Work Completed: 01/11/2011

This certificate data was retrieved from FENSA's database

FENSA Certificate #16070042 Recent

Property Details

Street: 74 Newtown

Town: HENLOW

Postcode: SG16 6AJ

Installation Details

Items: 1 window

Certificate Issued: 03/12/2023

Work Completed: 20/11/2023

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

Event	Date	Price	% change
Sold	09/01/2015 (11 years ago)	£159,500	—

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
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
155 HIGH STREET, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AE	£565,000	25/05/2023	Detached
10 GARDENERS LANE, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6DJ	£1,850,000	09/08/2022	Detached
7 HARRIER MILL, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6BQ	£710,000	06/06/2022	Detached
5 GARDENERS LANE, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6DJ	£1,185,000	11/02/2022	Detached
Same street 21 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ	£285,000	26/11/2021	Terraced
Same street 34 NEWTOWN, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AJ	£445,000	21/09/2021	Semi-detached
17 BURGESS WAY, HENLOW, CENTRAL BEDFORDSHIRE, SG16 6AX	£450,000	22/07/2021	Detached

Street average: £470,714 (7 sales)

Area average: £952,000 (5 sales)

Capital growth trend

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

5y growth 10%

10y growth 15.6%

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

1y (index) 2.9%

5y (index) 20.4%

10y (index) 35.8%

Rental Range

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

Low £1,118/mo

Realistic £1,242/mo

Optimistic £1,366/mo

Based on Local Authority from postcode lookup → Central Bedfordshire.

LHA (30th percentile) floor for Bedford: £823/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SG16 6AJ

Nearby

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

Type	Name	Distance
Shop	Capellis	0.1 miles
Shop	The Henlow Deli	0.5 miles
Bus stop	Stagecoach	0.6 miles
Bus stop	9A	0.6 miles
Train station	Arlesey	1.2 miles
Train station	Biggleswade	3.5 miles
Hospital	Biggleswade Hospital	4.6 miles
University	University of Bedfordshire	5.5 miles
Hospital	Courtenay House Surgery	6.0 miles
University	University of Bedfordshire : Putteridge Bury Campus	9.5 miles

Street-level crime

Category	Count
Anti-social behaviour	9
Vehicle crime	5
Violence and sexual offences	4
Public order	2
Criminal damage and arson	1
Drugs	1
Other theft	1
Possession of weapons	1
Total incidents	24

Within 1 mile during Apr 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
Raynsford Church of England Academy	Primary	0.4 miles	Good — 23 Feb 2015
Henlow Church of England Academy	Secondary	0.4 miles	Good — 27 Oct 2019
Clifton All Saints Academy	Primary	0.6 miles	Good — 1 Feb 2023
Samuel Whitbread Academy	Secondary	1.3 miles	Good — 11 Dec 2017
Langford Village Academy	Primary	1.7 miles	Good — 11 Jun 2024

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	0.42 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.69%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 8.3%

Cost-to-rent ratio 12.1×

Monthly cashflow £335/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.7%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).