13 Broad Reach, The Embankment, Bedford, MK40 3PB

13 Broad Reach is a three-bedroom mid-terrace house in Bedford (MK40 3PB). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2019) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump. Main heating runs on electricity. At 97 m² this is the 11th smallest of 13 units on EPC record in the building, where floor areas span 61–114 m². The building's EPC ratings span F to C across 13 units on file. Other recorded features include a balcony.

Held since July 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 97 m² the property is well over the postcode median (72 m² across 12 EPCs), placing it in the larger end of the local stock. Across 1999–2009, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £276,000 sits 64.3% above the 2009 sale of £168,000. On a £-per-square-foot basis, the last sale (£161/sq ft) was about 34.7% below the postcode norm.