Model valuation£417,0008 Busby Close
Local market context
Flat 2, 87 Victoria Road, Bedford, MK42 9JR
4 sales on record1 planning record
Estimated value
£133,000
- Since the 2007 sale (£86,000)+55%
- Against MK42 9JR's recent median (£265,000)-50%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Bedroom
1
Floor area
23 m²
248 sq ft
Energy rating
C
Score 75
Council tax
Band A
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
£133,000
- Against its 2007 sale (£86,000)+55%
- Against MK42 9JR's recent median (£265,000)-50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 23 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in MK42 9JR. 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
23 m² from the EPC lodged in July 2026
Sales of this home
4 sales recorded, the latest in 2007
Recent sales in MK42 9JR
5 sales, median £265,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
Sale price has at least doubled since 1998.
Sales timeline
4 October 2007Most recent
£86,000
+17.0%over 1 year7 September 2006
£73,500
+23.5%over 3 years27 February 2003
£59,500
+83.1%over 4 years15 October 1998
£32,500
Median price across the last 5 sales in MK42 9JR: £265,000 (2025–2020).
Nearby sales in MK42 9JR
69 Victoria Road, Bedford, MK42 9JR
Sold Mar 2025
£285,000Flat 2, 89 Victoria Road, Bedford, MK42 9JR
Sold Jan 2024
£118,00078 Victoria Road, Bedford, MK42 9JR
Sold Oct 2023
£291,50673 Victoria Road, Bedford, MK42 9JR
Sold Dec 2020
£265,000Helen House, Flat 8, 86 Victoria Road, Bedford, MK42 9JR
Sold Feb 2020
£105,000
What this page doesn't show
2 potential issues have already been flagged for Flat 2, 87 Victoria Road, Bedford, MK42 9JR. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 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.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms1
Building
- Heating systemGas
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 areaLarger development activity nearby
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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)
Jul 2026
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
0.9 t/year
Occupancy
Rented
Certificate validity
Valid until 1 July 2036
Property Improvements
Changes detected from historical EPC data
Jul 2026from Sept 2009
EPC improved fromD68toC75
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
20%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 2, 87 Victoria Road, Bedford, MK42 9JR, sourced from the PlanIt planning register.
1 application on record at Flat 2, 87 Victoria Road, Bedford, MK42 9JR
1decisions8nearby
- Aug 2006OutlineOutcome in report
Proposed provision of dropped kerb.
- Reference
- 06/01683/LDP
Unlock Flat 2, 87 Victoria Road, Bedford, MK42 9JR'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 8 notable nearby
- What the pattern means for extending or converting here
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Versus other Victoria Road homes
Four headline reads against 32 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Flat 2 runs comfortably ahead of the street norm.
Price per m²
£3,739
Street avg £1,807
Floor Area
23 m²
Street avg 49 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
0.9 t/year
Street avg 2.1 t/year
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
424/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Bedford Hospital A&E — bus stop.
Closest school
0.1 km
Cauldwell School. 26 schools nearby.
Nearest schools
- Cauldwell SchoolPrimary105m
- Shackleton Primary SchoolPrimary755m
- Bedford Free SchoolSecondary780m
- Bedford College16 plus828m
Nearest stops
- Bedford Hospital A&EBus stop205m
- Bunyan RoadBus stop217m
- MorrisonsBus stop318m
- Britannia RoadBus stop342m
Most reported crime locally
- Violence & Sexual Offences2,356 reports35%
- Anti-social Behaviour1,049 reports15%
- Shoplifting807 reports12%
- Public Order518 reports8%
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 MK42 9JR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
43.1dB
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
Victorian-era2nd Floor FlatEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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 23 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in MK42 9JR. 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. 4 sales are recorded for Flat 2. 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 July 2026 at band C and is valid until July 2036. 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 16 months, which places each incident at an approximate point. The 26 schools and 30 stops listed are measured in a straight line from MK42 9JR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 2 is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 2, 87 Victoria Road, Bedford, MK42 9JR. Each answer is also embedded as structured data for search engines.
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- Every home in MK42 9JRSold prices, values and energy ratings for the postcode
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