Model valuation£417,0008 Busby Close
Local market context
25 Water End, Cople, Bedford, MK44 3TY
Estimated value
£863,000
- Since the 1999 sale (£235,000)+267%
- Against MK44 3TY's recent median (£320,000)+170%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
188 m²
2024 sq ft
Energy rating
C
Score 79
Council tax
Band F
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
£863,000
- Against its 1999 sale (£235,000)+267%
- Against MK44 3TY's recent median (£320,000)+170%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Water End is modelled from its 188 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK44 3TY. 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
188 m² from the EPC lodged in May 2026
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in MK44 3TY
5 sales, median £320,000 (2019–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2019 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
25 Water End's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
31 August 1999Most recent
£235,000
Median price across the last 5 sales in MK44 3TY: £320,000 (2019–2016).
Nearby sales in MK44 3TY
What this page doesn't show
1 potential issue has already been flagged for 25 Water End, Cople, Bedford, MK44 3TY. 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 25 Water End
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Water End is a semi-detached house in Cople, Bedford, Bedford (MK44 3TY). It has a recorded floor area of 188 m² (around 2024 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (May 2026) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 82). Main heating runs on oil. This certificate was lodged in the last six months, so the rating reflects current condition.
Held since August 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 188 m² the property is well over the postcode median (109 m² across 5 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £863,000 sits 267.2% above the 1999 sale of £235,000. On a £-per-square-foot basis, the last sale (£116/sq ft) was about 49.1% below the postcode norm.
Before you decide
Everything you need to know about 25 Water End
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
May 2026EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 May 2036
Planning history
Applications and permits filed against 25 Water End, Cople, Bedford, MK44 3TY, sourced from the PlanIt planning register.
25 Water End has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Water End homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 25 Water End stands well clear of the street.
Price per m²
£1,250
Street avg £2,587
Floor Area
188 m²
Street avg 129 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.9 t/year
Street avg 5.0 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.
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
0.6 km
All Saints Church — bus stop.
Closest school
0.7 km
Sheerhatch Primary School. 1 school nearby.
Nearest schools
- Sheerhatch Primary SchoolPrimary705m
Nearest stops
- All Saints ChurchBus stop635m
- All Saints ChurchBus stop656m
- All Saints ChurchBus stop700m
- Grange FarmBus stop751m
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 3TY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.0dB
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
Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)No mains gasLow flood risk
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£843k
1 Bedford Road, Willington
MK44 3PP
4 bed2 bath
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1 Church Farm Court, Roxton
MK44 3EY
5 bed3 bath
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1 Chapel Lane, Willington
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£683k
1 Bereford Close, Great Barford
MK44 3HL
4 bed2 bath
£633k
1 Blunham Road, Moggerhanger
MK44 3RD
£633k
1 Carolean Avenue, Blunham
MK44 3FN
£550k
1 Brickhill Close, Blunham
MK44 3NF
£503k
1 Churchgate, Great Barford
MK44 3HW
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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 25 Water End is modelled from its 188 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK44 3TY. 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 25 Water End. 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 25 Water End was lodged in May 2026 at band C and is valid until May 2036. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25 Water End. 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 29 stops listed are measured in a straight line from MK44 3TY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Water End is in council tax band F. 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 25 Water End, Cople, Bedford, MK44 3TY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in MK44 3TYSold prices, values and energy ratings for the postcode
- MK 44 property marketPrices, postcodes, schools and transport across the district
- 25 Water End, Cople, Bedford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales