13 Eton Court, Pemberley Avenue, Bedford, MK40 2LH

13 Eton Court is a three-bedroom semi-detached house in Bedford (MK40 2LH). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (October 2015) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2010. Between certificates, wall efficiency went from Poor to Average and lighting went from Very Poor to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 71). The latest certificate is from October 2015, so improvements made since then won't be reflected. At 79 m² this is the 7th smallest of 13 units on EPC record in the building, where floor areas span 54–86 m². The building's EPC ratings span E to B across 13 units on file. Other recorded features include a balcony.

Untraded for 16 years, with the last transfer in July 2010. Across the public record there are 4 sales, relatively high churn for a single property. Sale prices here have outpaced Bedford HPI: 1.6% per year against 0% for the wider region. Today's modelled estimate of £226,000 is 43% above the 2010 sale price. 6 planning records sit against the property, 2 approved, 1 refused. Past consents include tree works, meaningful when judging how the property has evolved.