Model valuation£417,0008 Busby Close
Local market context
Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER
EPC B6 planning records
Estimated value
£1,068,000
- Since the 2025 sale (£1,200,000)-11%
- Against MK44 2ER's recent median (£400,000)+167%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
259 m²
2788 sq ft
Energy rating
B
Score 83
Council tax
Band G
Tenure
Owner Occupied
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
£1,068,000
- Against its 2025 sale (£1,200,000)-11%
- Against MK44 2ER's recent median (£400,000)+167%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Westwood Farm is modelled from its 259 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK44 2ER. 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
259 m² from the EPC lodged in May 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in MK44 2ER
5 sales, median £400,000 (2016–2000)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 applications | 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.
Latest sale on Westwood Farm was the highest on Land Registry record across the postcode.
Sales timeline
5 December 2025Most recent
£1,200,000
Median price across the last 5 sales in MK44 2ER: £400,000 (2016–2000).
What this page doesn't show
1 potential issue has already been flagged for Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER. The detail, evidence and what to ask about it are in the Risks 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 Westwood Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Westwood Farm is a detached house in Bolnhurst, Bedford, Bedford (MK44 2ER). It has a recorded floor area of 259 m² (around 2788 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (May 2025) returns a B (score 83), comfortably above the UK average. Main heating runs on oil.
Today's modelled estimate of £1,068,000 is 11% below the 2025 sale of £1,200,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. A recent sale: £1,200,000 in December 2025. 6 planning records sit against the property, 5 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Westwood Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
May 2025EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2035
Planning history
Applications and permits filed against Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER, sourced from the PlanIt planning register.
Westwood Farm has been through 5 approved planning applications — a well-evolved property.
6 applications on record at Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER
6decisions1extensions30documents3nearby
- Apr 2005FullOutcome in report
Replacement agricultural buildings and proposed three bay general storage building.
- Documents
- 10 docs on file
- Reference
- 05/00599/FUL
- More recent applications — locked
- New BuildJun 2009Decision
- New BuildMay 2009Decision
+ 3 more applications in the report
Unlock Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 3 notable nearby
- The 30 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
90/mo
Falling year-on-year across the wider district.
Nearest stop
1.0 km
Church Lane — bus stop.
Closest school
1.7 km
Kymbrook Primary School. 1 school nearby.
Nearest schools
- Kymbrook Primary SchoolPrimary1.7km
Nearest stops
- Church LaneBus stop993m
- CrossroadsBus stop1.5km
- Field HouseBus stop1.6km
- Little Staughton RoadBus stop1.6km
Most reported crime locally
- Violence & Sexual Offences553 reports44%
- Anti-social Behaviour225 reports18%
- Criminal Damage & Arson100 reports8%
- Other Theft95 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 MK44 2ER from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.9dB
Night-time· 23:00 – 07:00
35.5dB
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
Late 20th centuryDetached HouseEPC BNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · 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 Westwood Farm is modelled from its 259 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK44 2ER. 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. 1 sale is recorded for Westwood Farm. 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 Westwood Farm was lodged in May 2025 at band B and is valid until May 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to Westwood Farm. 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 14 months, which places each incident at an approximate point. The 1 school and 19 stops listed are measured in a straight line from MK44 2ER, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Westwood Farm is in council tax band G. 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 Westwood Farm, St Neots Road, Bolnhurst, Bedford, MK44 2ER. Each answer is also embedded as structured data for search engines.
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- Every home in MK44 2ERSold prices, values and energy ratings for the postcode
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- Westwood Farm, St Neots Road, Bolnhurst, Bedford valuationHow the estimate is built and what moves it
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