87 89, High Road, Cotton End, Bedford, MK45 3AX
About 87 89
87 89 is a mid-terrace house in Cotton End, Bedford, Bedford (MK45 3AX). It has a recorded floor area of 125 m² (around 1345 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2024) shows a C (score 70). When first surveyed in September 2018 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Very Good, hot-water efficiency went from Poor to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 84).
At 125 m² the property is well over the postcode median (60 m² across 15 EPCs), placing it in the larger end of the local stock. Across 1995–2019, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £380,000 sits 56.1% above the 2019 sale of £243,500. Sold January 2019 for £243,500.
Know exactly what you're buying at 87 89
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
87 89 has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 87 89
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
30-day money-back guarantee
Sales history & valuation
Price for 87 89 has grown more than fourfold since the 1995 starting point.
£380,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.3% per year over 24 years.
£243,500
Growth on file: 9.3% per year over 24 years.
Sales timeline
31 January 2019Most recent
£243,500
+711.7%over 23 years4 July 1995
£30,000
Median price across the last 5 sales in MK45 3AX: £212,500 (2025–2022).
Nearby sales in MK45 3AX
83 High Road, Cotton End, Bedford, MK45 3AX
Sold Nov 2025
£355,000Flat D, 115 High Road, Cotton End, Bedford, MK45 3AX
Sold Sept 2025
£204,00099 High Road, Cotton End, Bedford, MK45 3AX
Sold Oct 2022
£212,50093 High Road, Cotton End, Bedford, MK45 3AX
Sold May 2022
£262,000Flat B, 115 High Road, Cotton End, Bedford, MK45 3AX
Sold Mar 2022
£155,000
Everything we know about 87 89, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other High Road homes
Floor Area for 87 89 runs comfortably ahead of the street norm.
Price per m²
£1,948
Street avg £2,857
Floor Area
125 m²
Street avg 79 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.0 t/year
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
The Bell — bus stop.
Closest school
0.2 km
Cotton End Forest School. 4 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
45.0dB
Night-time· 23:00 – 07:00
38.5dB