Model valuation£417,0008 Busby Close
Local market context
99b, High Street, Bedford, MK40 1NE
2 planning records
Estimated value
£113,000
- Since the 2024 sale (£80,000)+41%
- Against MK40 1NE's recent median (£119,674)-6%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 1st
Habitable rooms
1
From EPC
Floor area
24 m²
258 sq ft
Energy rating
D
Score 61
Council tax
Band A
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£113,000
- Against its 2024 sale (£80,000)+41%
- Against MK40 1NE's recent median (£119,674)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 99b is modelled from its 24 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK40 1NE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
24 m² from the EPC lodged in February 2020
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in MK40 1NE
5 sales, median £119,674 (2024–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sales timeline
18 December 2024Most recent
£80,000
Median price across the last 5 sales in MK40 1NE: £119,674 (2024–2018).
Nearby sales in MK40 1NE
What this page doesn't show
2 potential issues have already been flagged for 99b, High Street, Bedford, MK40 1NE. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 99b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
99b is an end-of-terrace house in Bedford (MK40 1NE). It has a recorded floor area of 24 m² (around 258 sq ft), construction records dating it to 1900-1929 and council tax band A. At 24 m² this is the smallest unit on EPC record across the building (24–133 m²). The building's EPC ratings span E to C across 18 units on file. The latest certificate (February 2020) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Good.
At 24 m² it sits well below the postcode median (44 m² across 17 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Today's modelled estimate of £113,000 is 41.3% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£310/sq ft) was about 158.5% above the typical sold price in the postcode. Sold December 2024 for £80,000.
Before you decide
Everything you need to know about 99b
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Feb 2020
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 20 February 2030
Property Improvements
Changes detected from historical EPC data
Feb 2020from Oct 2008
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 99b, High Street, Bedford, MK40 1NE, sourced from the PlanIt planning register.
2 applications on record at 99b, High Street, Bedford, MK40 1NE
2decisions25documents10nearby
Flagged:Change of use
- Mar 2016Change of UseAmendmentOutcome in report
Change of use from Office/Storage to Residential (development already carried out)
- Documents
- 9 docs on file
- Reference
- 15/02962/S73A
- More recent applications — locked
- Change of UseMar 2017Decision
Unlock 99b, High Street, Bedford, MK40 1NE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 10 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 99b runs well behind the street norm.
EPC Rating
61 (D)
Street avg 63 (D)
Floor Area
24 m²
Street avg 56 m²
CO₂ Emissions
1.9 t/year
Street avg 2.0 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bedford district page.
Crime
328/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Harpur Street — bus stop.
Closest school
0.5 km
Bedford College. 30 schools nearby.
Nearest schools
- Bedford College16 plus490m
- Priory Primary SchoolPrimary574m
- Bedford Free SchoolSecondary575m
- Castle Newnham SchoolPrimary903m
Nearest stops
- Harpur StreetBus stop168m
- The BroadwayBus stop200m
- St Peters StreetBus stop209m
- Merton CentreBus stop273m
Most reported crime locally
- Violence & Sexual Offences2,300 reports39%
- Anti-social Behaviour897 reports15%
- Public Order447 reports8%
- Vehicle Crime353 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around MK40 1NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.9dB
Night-time· 23:00 – 07:00
45.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 99b is modelled from its 24 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK40 1NE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 99b. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 99b was lodged in February 2020 at band D and is valid until February 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 99b. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 18 months, which places each incident at an approximate point. The 30 schools and 30 stops listed are measured in a straight line from MK40 1NE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 99b is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 99b, High Street, Bedford, MK40 1NE. Each answer is also embedded as structured data for search engines.
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