85a, High Road, Cotton End, Bedford, MK45 3AX

85a is a four-bedroom detached house in Cotton End, Bedford, Bedford (MK45 3AX). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 2007 onwards and council tax band D. The latest certificate (April 2014) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since September 2011. Between certificates, lighting dropped from Average to Very Poor. The recommended improvements would push it to B (score 86). The latest certificate is from April 2014, so improvements made since then won't be reflected. Other recorded features include notable views. Our model identifies extension potential, subject to local planning policy.

At 105 m² the property is well over the postcode median (60 m² across 15 EPCs), placing it in the larger end of the local stock. One planning record on file: a garage conversion approved in 2017. Past consents include a garage conversion, meaningful when judging how the property has evolved. Across 2011–2021, sale prices on this property compounded at 3.2% per year. Today's modelled estimate of £355,000 is 11.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£281/sq ft) was about 55.5% above the typical sold price in the postcode. Most recent transfer: June 2021 at £318,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.