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13 Manor Way, Cotton End, Bedford, MK45 3AH

Notable views1 planning record

Estimated value

£386,000

  • Since the 2025 sale (£380,000)+2%
  • Against MK45 3AH's recent median (£345,000)+12%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
108 m²
1163 sq ft
Energy rating
C
Score 71
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£386,000

  • Against its 2025 sale (£380,000)+2%
  • Against MK45 3AH's recent median (£345,000)+12%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Manor Way is modelled from its 108 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in MK45 3AH. 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

    108 m² from the EPC lodged in April 2025

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in MK45 3AH

    5 sales, median £345,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

13 Manor Way has more than doubled in price since the earliest registered sale in 2003.

Sales timeline

  1. 28 September 2025Most recent

    £380,000

    +189.0%over 21 years

  2. 28 November 2003

    £131,500

Median price across the last 5 sales in MK45 3AH: £345,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 Manor Way, Cotton End, Bedford, MK45 3AH. 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

Overview

About 13 Manor Way

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

13 Manor Way is a three-bedroom semi-detached house in Cotton End, Bedford, Bedford (MK45 3AH). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1976-1982 and council tax band C. Other recorded features include notable views, outbuildings and attached land beyond the plot. Records show the property has been extended at some point in its history. The home occupies a corner plot. The latest certificate (April 2025) shows a C (score 71). The recommended improvements would push it to B (score 84).

At 108 m² the property is well over the postcode median (83 m² across 11 EPCs), placing it in the larger end of the local stock. Most recent transfer was September 2025 at £380,000 — fresh data. One planning record on file: an extension approved in 2005. Past consents include an extension, meaningful when judging how the property has evolved. Across 2003–2025, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£327/sq ft) was about 73.9% above the typical sold price in the postcode.

Specifications

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

  • Bedrooms3
  • Bathrooms1
  • Dining roomYes

Outside

  • GarageDouble
  • OutbuildingsYes
  • LandYes
  • Notable viewsYes
  • Corner plotYes

Building

  • Heating systemGas
  • Previously extendedYes
Before you decide

Everything you need to know about 13 Manor Way

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

Larger development activity nearby

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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.
Current Certificate
Apr 2025

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 April 2035

8 years remaining
Planning

Planning history

Applications and permits filed against 13 Manor Way, Cotton End, Bedford, MK45 3AH, sourced from the PlanIt planning register.

13 Manor Way has an approved side extension on the planning record.

1 application on record at 13 Manor Way, Cotton End, Bedford, MK45 3AH

1decisions1extensions4documents8nearby
  1. Jul 2005
    ExtensionFull
    Outcome in report

    Extension: Side of property

    Single storey side extension

    Documents
    4 docs on file
    Reference
    05/01416/FUL
    Full record in report

Unlock 13 Manor Way, Cotton End, Bedford, MK45 3AH's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 8 notable nearby
  • The 4 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Manor Way homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Manor Way is notably below the street on years held.

Price per m²

£3,519

Street avg £2,934

Above

Floor Area

108 m²

Street avg 92 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.6 t/year

Street avg 3.9 t/year

Below
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

181/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

The Bell — bus stop.

Closest school

0.2 km

Cotton End Forest School. 4 schools nearby.

Nearest schools

  • Cotton End Forest SchoolPrimary206m
  • Shortstown Primary SchoolPrimary2.1km
  • Wilstead Primary SchoolPrimary2.7km
  • Lakeview SchoolPrimary3.0km

Nearest stops

  • The BellBus stop176m
  • The BellBus stop179m
  • Bunkers DriveBus stop286m
  • High RoadBus stop353m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around MK45 3AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for MK45 3AH

Daytime· 07:00 – 23:00

44.9dB

Low
Night-time road noise heatmap for MK45 3AH

Night-time· 23:00 – 07:00

38.4dB

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

Get a survey for this property

Level 3 Building Survey

Late 20th centurySemi-Detached HouseEPC CPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£410k

1 Bedford Road, Houghton Conquest

MK45 3LS

3 bed2 bath
£351k

1 Barleycorn Close, Houghton Conquest

MK45 3NX

3 bed1 bath
£350k

1 Bedford Road, Wilstead

MK45 3HN

3 bed
£344k

1 Adelaide Close, Houghton Conquest

MK45 3EL

3 bed1 bath
£436k

1 Banks Croft, Houghton Conquest

MK45 3GH

3 bed2 bath
£331k

1 Bunkers Drive, Cotton End

MK45 3AT

3 bed2 bath
£375k

1 Black Hat Close, Wilstead

MK45 3HE

2 bed2 bath
£424k

1 Armstrong Close, Wilstead

MK45 3EA

4 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 13 Manor Way is modelled from its 108 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in MK45 3AH. 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 13 Manor Way. 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 13 Manor Way was lodged in April 2025 at band C and is valid until April 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. 1 application is matched to 13 Manor Way. 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 4 schools and 30 stops listed are measured in a straight line from MK45 3AH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Manor Way 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Manor Way, Cotton End, Bedford, MK45 3AH. Each answer is also embedded as structured data for search engines.

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