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

2 Broad Reach is a three-bedroom mid-terrace house in Bedford (MK40 3PB). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1950-1966 and council tax band E. At 114 m² this is the largest unit on EPC record across the building (61–114 m²). The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (36 versus a best of 76). The latest certificate (January 2014) shows an F (score 36), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 81), a 4-band jump. Main heating runs on electricity. The latest certificate is from January 2014, so improvements made since then won't be reflected.

At 114 m² the property is well over the postcode median (72 m² across 12 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £312,000 is 35.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£187/sq ft) was about 22.4% below the postcode norm. Last sold in July 2014, so it's been off the market for around 12 years.