Model valuation£417,0008 Busby Close
Local market context
Flat 2, 11 Union Street, Bedford, MK40 2SF
1 planning record
Estimated value
£156,000
- Against MK40 2SF's recent median (£110,000)+42%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Habitable rooms
2
From EPC
Floor area
51 m²
549 sq ft
Energy rating
C
Score 80
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
£156,000
- Against MK40 2SF's recent median (£110,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 51 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in MK40 2SF. 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
51 m² from the EPC lodged in October 2025
Sales of this home
No sale recorded since 1995
Recent sales in MK40 2SF
5 sales, median £110,000 (2022–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Flat 2 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in MK40 2SF: £110,000 (2022–2006).
Nearby sales in MK40 2SF
Flat D, 7 Union Street, Bedford, MK40 2SF
Sold Dec 2022
£85,000Flat C, 7 Union Street, Bedford, MK40 2SF
Sold Dec 2022
£100,0009 Union Street, Bedford, MK40 2SF
Sold Aug 2011
£280,000Flat B, 7 Union Street, Bedford, MK40 2SF
Sold Nov 2006
£110,000Flat E, 7 Union Street, Bedford, MK40 2SF
Sold Nov 2006
£110,000
What this page doesn't show
1 potential issue has already been flagged for Flat 2, 11 Union Street, Bedford, MK40 2SF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is a property in Bedford (MK40 2SF). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to 2012-2021. At 51 m² this is the smallest unit on EPC record across the building (51–67 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (80 versus a best of 82). The latest certificate (October 2025) shows a C (score 80), near the top of the C band. Earlier certificates rated it B (October 2015); the latest reading is one band lower. Between certificates, window efficiency dropped from Very Good to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 83).
One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Flat 2
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
Flat 2's carbon output is low for the local stock.
Current Certificate(1 of 2)
Oct 2025
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
1.0 t/year
Occupancy
Rented
Certificate validity
Valid until 22 October 2035
Property Improvements
Changes detected from historical EPC data
Oct 2025from Oct 2015
EPC improved fromB81toC80
Wall Insulation
Partial InsulationInsulated Solid
Wall insulation upgraded
Planning history
Applications and permits filed against Flat 2, 11 Union Street, Bedford, MK40 2SF, sourced from the PlanIt planning register.
1 application on record at Flat 2, 11 Union Street, Bedford, MK40 2SF
1decisions1extensions10documents4nearby
- Jan 2015ExtensionAmendmentOutcome in report
13/01005/MAF - Various amendments to rear extension front boundary treatment and front elevation notes front garden planting removed - Conversion of existing building from B1 (office use) and three storey/two storey rear extension to form 10 residential flats.
- Documents
- 10 docs on file
- Reference
- 14/00327/NMA
Unlock Flat 2, 11 Union Street, Bedford, MK40 2SF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 4 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Union Street homes
Four headline reads against 26 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for Flat 2 runs comfortably ahead of the street norm.
EPC Rating
80 (C)
Street avg 69 (C)
Floor Area
51 m²
Street avg 49 m²
CO₂ Emissions
1.0 t/year
Street avg 2.4 t/year
Habitable Rooms
2 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.
Rail-style transport is unusually close for this postcode.
Crime
328/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Warwick Avenue — bus stop.
Closest school
0.3 km
Priory Primary School. 28 schools nearby.
Nearest schools
- Priory Primary SchoolPrimary279m
- Livingstone Primary SchoolPrimary364m
- Edith Cavell Primary SchoolPrimary851m
- Bedford College16 plus907m
Nearest stops
- Warwick AvenueBus stop34m
- Aspley CourtBus stop133m
- Bedford High SchoolBus stop146m
- North ParadeBus stop153m
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 2SF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.4dB
Night-time· 23:00 – 07:00
45.9dB
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
21st century1st Floor FlatEPC CSolid (non-cavity) walls
Because the property 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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1 The Mews, Flat 5, St Peters Street
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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 Flat 2 is modelled from its 51 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in MK40 2SF. 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. No sale is recorded for Flat 2, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Flat 2 was lodged in October 2025 at band C and is valid until October 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Flat 2. 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 28 schools and 30 stops listed are measured in a straight line from MK40 2SF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 2, 11 Union Street, Bedford, MK40 2SF. Each answer is also embedded as structured data for search engines.
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- Every home in MK40 2SFSold prices, values and energy ratings for the postcode
- MK 40 property marketPrices, postcodes, schools and transport across the district
- Flat 2, 11 Union Street, Bedford valuationHow the estimate is built and what moves it
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