Skip to content
UK Property Looker

Rookery House, The Lane, Wyboston, Bedford, MK44 3AS

Property type
Detached
Habitable rooms
12
From EPC
Floor area
354 m²
3810 sq ft
Energy rating
F
Score 36
Council tax
Band G
Tenure
Owner Occupied
Overview

About Rookery House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Rookery House is a detached house in Wyboston, Bedford, Bedford (MK44 3AS). It has a recorded floor area of 354 m² (around 3810 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (February 2022) shows an F (score 36), near the bottom of the EPC scale. Earlier certificates rated it E (February 2012); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 78), a 3-band jump. Main heating runs on oil.

At 354 m² the property is well over the postcode median (181 m² across 10 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. Across 2014–2022, sale prices on this property compounded at 6.6% per year. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 15.8% below the postcode norm. Sold July 2022 for £1,110,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about Rookery House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Rookery House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Feb 2022

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
21.0 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Feb 2022from Feb 2012
EPC improved fromE40toF36
Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
39%84%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,645 · Includes VAT

Planning

Planning history

Applications and permits filed against Rookery House, The Lane, Wyboston, Bedford, MK44 3AS, sourced from the PlanIt planning register.

Rookery House has no planning applications on record.

Notable planning nearby

2applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at Rookery House

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£1,216,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.6% per year over 8 years.

See how we calculated this
Last sold (2022)

£1,110,000

Growth on file: 6.6% per year over 8 years.

Sales timeline

  1. 4 July 2022Most recent

    £1,110,000

    +62.8%over 7 years

  2. 3 November 2014

    £682,000

Median price across the last 5 sales in MK44 3AS: £775,000 (2025–2023).

On the street

Versus other The Lane homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Rookery House lags the street by a wide margin.

Price per m²

£3,136

Street avg £3,380

On par

Floor Area

354 m²

Street avg 171 m²

Strongly above

Habitable Rooms

12 rooms

Street avg 8 rooms

Strongly above

CO₂ Emissions

21.0 t/year

Street avg 5.3 t/year

Strongly below
Before you decide

Everything you need to know about Rookery House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£943k

1 Chapel Lane, Willington

MK44 3QG

£930k

1 Church Farm Court, Roxton

MK44 3EY

5 bed3 bath
£876k

1 Bedford Road, Willington

MK44 3PP

4 bed2 bath
£724k

1 Bereford Close, Great Barford

MK44 3HL

4 bed2 bath
£710k

1 Blunham Road, Moggerhanger

MK44 3RD

£625k

1 Carolean Avenue, Blunham

MK44 3FN

£550k

1 Brickhill Close, Blunham

MK44 3NF

£485k

1 Churchgate, Great Barford

MK44 3HW

Area

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.
Full Bedford report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

6/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

The Lane — bus stop.

Closest school

2.4 km

Roxton Church of England Academy. 2 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around MK44 3AS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for MK44 3AS

Daytime· 07:00 – 23:00

46.2dB

Low
Night-time road noise heatmap for MK44 3AS

Night-time· 23:00 – 07:00

37.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Rookery House, The Lane, Wyboston, Bedford, MK44 3AS. Each answer is also embedded as structured data for search engines.