Flat 2, 87 Victoria Road, Bedford, MK42 9JR

Flat 2 is a one-bedroom mid-terrace house in Bedford (MK42 9JR). It has a recorded floor area of 23 m² (around 248 sq ft), construction records dating it to 1900-1929 and council tax band A. At 23 m² this is the smallest unit on EPC record across the building (23–49 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (75 versus a worst of 48). The latest certificate (July 2026) shows a C (score 75), near the top of the C band. When first surveyed in September 2009 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. This certificate was lodged in the last six months, so the rating reflects current condition.

Held since October 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1998–2007, sale prices on this property compounded at 11.5% per year. Today's modelled estimate of £133,000 sits 54.7% above the 2007 sale of £86,000. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 161.8% above the typical sold price in the postcode. At 23 m² it sits well below the postcode median (53 m² across 49 EPCs), making it one of the more compact homes locally. One historical planning record sits against the property in 2006.