Model valuation£417,0008 Busby Close
Local market context
25 Oak Tree Road, Ampthill, Bedford, MK45 2UH
5 sales on record
Estimated value
£340,000
- Since the 2021 sale (£307,500)+11%
- Against MK45 2UH's recent median (£310,000)+10%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
102 m²
1098 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£340,000
- Against its 2021 sale (£307,500)+11%
- Against MK45 2UH's recent median (£310,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Oak Tree Road is modelled from its 102 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in MK45 2UH. 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
102 m² from the EPC lodged in December 2015
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in MK45 2UH
5 sales, median £310,000 (2025–2024)
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 | 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 Oak Tree Road has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
30 March 2021Most recent
£307,500
+67.6%over 9 years10 February 2012
£183,500
-3.4%over 4 years20 August 2007
£189,995
+153.3%over 8 years2 June 1999
£75,000
+21.0%over 1 year20 November 1997
£62,000
Median price across the last 5 sales in MK45 2UH: £310,000 (2025–2024).
Nearby sales in MK45 2UH
16 Oak Tree Road, Ampthill, Bedford, MK45 2UH
Sold Mar 2025
£310,00014 Oak Tree Road, Ampthill, Bedford, MK45 2UH
Sold Mar 2025
£310,00010 Oak Tree Road, Ampthill, Bedford, MK45 2UH
Sold Feb 2025
£305,00030 Oak Tree Road, Ampthill, Bedford, MK45 2UH
Sold Sept 2024
£367,50018 Oak Tree Road, Ampthill, Bedford, MK45 2UH
Sold May 2024
£289,995
What this page doesn't show
1 potential issue has already been flagged for 25 Oak Tree Road, Ampthill, Bedford, MK45 2UH. 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 Oak Tree Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Oak Tree Road is a two-bedroom semi-detached house in Ampthill, Bedford, Bedford (MK45 2UH). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (December 2015) shows a C (score 70). When first surveyed in July 2011 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Good and window efficiency went from Poor to Average; while roof efficiency dropped from Average to Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would push it to B (score 84). The latest certificate is from December 2015, so improvements made since then won't be reflected.
At 102 m² the property is well over the postcode median (56 m² across 30 EPCs), placing it in the larger end of the local stock. Sold March 2021 for £307,500. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1997–2021, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £340,000 is 10.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 38.6% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
- Utility roomYes
- StudyYes
Outside
- Private gardenRear
- ParkingOff road
Before you decide
Everything you need to know about 25 Oak Tree Road
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Dec 2025
Current Certificate(1 of 2)
Dec 2015
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 December 2025
Property Improvements
Changes detected from historical EPC data
Dec 2015from Jul 2011
EPC improved fromD65toC70
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Planning history
Applications and permits filed against 25 Oak Tree Road, Ampthill, Bedford, MK45 2UH, sourced from the PlanIt planning register.
25 Oak Tree Road has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Oak Tree Road homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 25 Oak Tree Road stands well clear of the street.
Price per m²
£3,015
Street avg £4,017
Floor Area
102 m²
Street avg 62 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.6 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
181/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Willow Way — bus stop.
Closest school
0.6 km
Russell Lower School. 10 schools nearby.
Nearest schools
- Russell Lower SchoolPrimary571m
- Redborne Upper School and Community CollegeSecondary917m
- The Firs Lower SchoolPrimary943m
- Alameda Middle SchoolSecondary1.1km
Nearest stops
- Willow WayBus stop156m
- Willow WayBus stop163m
- Warren RoadBus stop182m
- Willow WayBus stop195m
Most reported crime locally
- Violence & Sexual Offences830 reports38%
- Anti-social Behaviour458 reports21%
- Vehicle Crime187 reports9%
- Criminal Damage & Arson149 reports7%
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 MK45 2UH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.3dB
Night-time· 23:00 – 07:00
37.9dB
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 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£317k
1 Alameda Walk, Ampthill
MK45 2JX
2 bed
£391k
1 Cedar Close, Ampthill
MK45 2UD
2 bed
£286k
1 Baker Street, Ampthill
MK45 2QE
2 bed2 bath
£368k
1 Arthur Street, Ampthill
MK45 2QG
3 bed1 bath
£415k
1 Adams Close, Ampthill
MK45 2UB
3 bed2 bath
£250k
1 Cedars Courtyard, Dunstable Street, Ampthill
MK45 2JW
1 bed
£495k
1 Brewery Lane, Ampthill
MK45 2NE
4 bed
£577k
1 Andrews Close, Maulden
MK45 2EE
4 bed
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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 Oak Tree Road is modelled from its 102 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in MK45 2UH. 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. 5 sales are recorded for 25 Oak Tree Road. 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 Oak Tree Road was lodged in December 2015 at band C and expired in December 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25 Oak Tree Road. 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 12 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from MK45 2UH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Oak Tree Road is in council tax band C. 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 Oak Tree Road, Ampthill, Bedford, MK45 2UH. Each answer is also embedded as structured data for search engines.
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- Every home in MK45 2UHSold prices, values and energy ratings for the postcode
- MK 45 property marketPrices, postcodes, schools and transport across the district
- 25 Oak Tree Road, Ampthill, Bedford valuationHow the estimate is built and what moves it
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