Model valuation£417,0008 Busby Close
Local market context
Lower Goodwick Farm, Begwary, Bedford, MK44 2NX
16 planning records
Estimated value
£768,000
- Since the 2020 sale (£670,500)+15%
- Against MK44 2NX's recent median (£450,000)+71%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
85 m²
915 sq ft
Energy rating
C
Score 78
Council tax
Band D
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
£768,000
- Against its 2020 sale (£670,500)+15%
- Against MK44 2NX's recent median (£450,000)+71%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Lower Goodwick Farm is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in MK44 2NX. 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
85 m² from the EPC lodged in July 2022
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in MK44 2NX
5 sales, median £450,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 16 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
2 April 2020Most recent
£670,500
+67.6%over 13 years15 February 2007
£400,000
Median price across the last 5 sales in MK44 2NX: £450,000 (2024–2020).
Nearby sales in MK44 2NX
1 White House Farm Cottages, Begwary, Bedford, MK44 2NX
Sold Aug 2024
£450,000Lower Goodwick Farm, The Drying Barn, Begwary, Bedford, MK44 2NX
Sold Feb 2023
£675,000Lower Goodwick Farm, Grain Barn, Begwary, Bedford, MK44 2NX
Sold Dec 2022
£682,0001 Ward Cottages, Begwary, Bedford, MK44 2NX
Sold Apr 2020
£240,0002 Ward Cottages, Begwary, Bedford, MK44 2NX
Sold Sept 2005
£172,500
What this page doesn't show
1 potential issue has already been flagged for Lower Goodwick Farm, Begwary, Bedford, MK44 2NX. 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 Lower Goodwick Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Lower Goodwick Farm is a detached house in Begwary, Bedford, Bedford (MK44 2NX). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (July 2022) shows a C (score 78), near the top of the C band. When first surveyed in February 2017 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Average to Very Good. The recommended improvements would lift it to A (score 111), a 2-band jump. Main heating runs on electricity: electricity, unspecified tariff.
16 planning records sit against the property, 10 approved, 5 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Across 2007–2020, sale prices on this property compounded at 4% per year. Today's modelled estimate of £768,000 is 14.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£733/sq ft) was about 185.1% above the typical sold price in the postcode. At 85 m² it's 17.1% smaller than the typical home in the postcode (103 m² median across 6 EPCs). Last sale on file: £670,500 in April 2020.
Before you decide
Everything you need to know about Lower Goodwick Farm
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jul 2022
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.8 t/year
Occupancy
—
Certificate validity
Valid until 18 July 2032
Property Improvements
Changes detected from historical EPC data
Oct 2018from Feb 2017
EPC improved fromF30toE45
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
16%96%
More low energy lighting installed
Jul 2022from Oct 2018
EPC improved fromE45toC78
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
96%75%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against Lower Goodwick Farm, Begwary, Bedford, MK44 2NX, sourced from the PlanIt planning register.
A recent planning application at Lower Goodwick Farm was refused — worth checking the council file.
16 applications on record at Lower Goodwick Farm, Begwary, Bedford, MK44 2NX
16decisions163documents3nearby
Flagged:Change of use
- Dec 2006ExtensionOtherOutcome in report
Extension to grain store
- Reference
- 06/02765/AGR
- More recent applications — locked
- ConditionsNov 2025Decision
- ConditionsSept 2025Decision
+ 13 more applications in the report
Unlock Lower Goodwick Farm, Begwary, Bedford, MK44 2NX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (16 on record)
- All 16 applications on this property in full, plus 3 notable nearby
- The 163 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Lower Goodwick Farm runs comfortably ahead of the street norm.
Price per m²
£7,888
Street avg £3,109
Floor Area
85 m²
Street avg 142 m²
CO₂ Emissions
1.8 t/year
Street avg 4.6 t/year
Years Held
6 years
Street avg 7 years
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
0.8 km
Village Centre — bus stop.
Nearest stops
- Village CentreBus stop820m
- Queens RoadBus stop2.1km
- St Denys's ChurchBus stop2.1km
- Little Staughton RoadBus stop2.1km
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 2NX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
35.6dB
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-eraDetached HouseEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Close Cottages, High Street, Swineshead
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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 Lower Goodwick Farm is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in MK44 2NX. 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. 2 sales are recorded for Lower Goodwick 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 Lower Goodwick Farm was lodged in July 2022 at band C and is valid until July 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 16 applications are matched to Lower Goodwick 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. Schools and stops are measured in a straight line from MK44 2NX. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Lower Goodwick Farm is in council tax band D. 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 Lower Goodwick Farm, Begwary, Bedford, MK44 2NX. Each answer is also embedded as structured data for search engines.
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- Lower Goodwick Farm, Begwary, Bedford valuationHow the estimate is built and what moves it
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