Model valuation£417,0008 Busby Close
Local market context
123 High Road, Cotton End, Bedford, MK45 3BA
5 sales on record
Estimated value
£275,000
- Since the 2007 sale (£172,000)+60%
- Against MK45 3BA's recent median (£355,000)-23%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
D
Score 67
Council tax
Band B
Tenure
Private Rental
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
£275,000
- Against its 2007 sale (£172,000)+60%
- Against MK45 3BA's recent median (£355,000)-23%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 123 High Road is modelled from its 79 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in MK45 3BA. 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
79 m² from the EPC lodged in September 2020
Sales of this home
5 sales recorded, the latest in 2007
Recent sales in MK45 3BA
5 sales, median £355,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
123 High Road has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
2 July 2007Most recent
£172,000
+49.6%over 4 years20 November 2002
£115,000
+109.1%over 5 years8 September 1997
£54,995
+25.0%over 1 year16 February 1996
£44,000
+76.0%over 11 months10 March 1995
£25,000
Median price across the last 5 sales in MK45 3BA: £355,000 (2025–2022).
Nearby sales in MK45 3BA
147 High Road, Cotton End, Bedford, MK45 3BA
Sold Sept 2025
£480,000121 High Road, Cotton End, Bedford, MK45 3BA
Sold Mar 2025
£355,000135 High Road, Cotton End, Bedford, MK45 3BA
Sold Dec 2024
£305,000143 High Road, Cotton End, Bedford, MK45 3BA
Sold Mar 2023
£285,000155 High Road, Cotton End, Bedford, MK45 3BA
Sold Feb 2022
£565,000
What this page doesn't show
1 potential issue has already been flagged for 123 High Road, Cotton End, Bedford, MK45 3BA. 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 123 High Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
123 High Road is a three-bedroom semi-detached house in Cotton End, Bedford, Bedford (MK45 3BA). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2020) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 88), a 2-band jump.
Untraded for 19 years, with the last transfer in July 2007. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1995–2007, sale prices on this property compounded at 17% per year. Today's modelled estimate of £275,000 sits 59.9% above the 2007 sale of £172,000. On a £-per-square-foot basis, the last sale (£202/sq ft) was about 18.1% below the postcode norm. At 79 m² it's 16.8% smaller than the typical home in the postcode (95 m² median across 14 EPCs).
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
Before you decide
Everything you need to know about 123 High 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Rented
Certificate validity
Valid until 18 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Apr 2009
EPC improved fromE41toD67
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 123 High Road, Cotton End, Bedford, MK45 3BA, sourced from the PlanIt planning register.
123 High 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 High Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 123 High Road runs well behind the street norm.
Price per m²
£2,177
Street avg £3,290
Floor Area
79 m²
Street avg 106 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.2 t/year
Street avg 4.2 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
0.0 km
High Road — bus stop.
Closest school
0.3 km
Cotton End Forest School. 4 schools nearby.
Nearest schools
- Cotton End Forest SchoolPrimary323m
- Shortstown Primary SchoolPrimary2.3km
- Wilstead Primary SchoolPrimary2.4km
- Lakeview SchoolPrimary2.8km
Nearest stops
- High RoadBus stop31m
- The BellBus stop242m
- Bunkers DriveBus stop312m
- The BellBus stop432m
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 3BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
38.8dB
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 DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£331k
1 Bunkers Drive, Cotton End
MK45 3AT
3 bed2 bath
£344k
1 Adelaide Close, Houghton Conquest
MK45 3EL
3 bed1 bath
£350k
1 Bedford Road, Wilstead
MK45 3HN
3 bed
£351k
1 Barleycorn Close, Houghton Conquest
MK45 3NX
3 bed1 bath
£410k
1 Bedford Road, Houghton Conquest
MK45 3LS
3 bed2 bath
£436k
1 Banks Croft, Houghton Conquest
MK45 3GH
3 bed2 bath
£268k
1 Albert Place, Houghton Conquest
MK45 3LJ
2 bed1 bath
£304k
1 Bunyan Close, Houghton Conquest
MK45 3NB
2 bed
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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 123 High Road is modelled from its 79 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in MK45 3BA. 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 123 High 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 123 High Road was lodged in September 2020 at band D and is valid until September 2030. 3 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 123 High 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 4 schools and 30 stops listed are measured in a straight line from MK45 3BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 123 High Road is in council tax band B. 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 123 High Road, Cotton End, Bedford, MK45 3BA. Each answer is also embedded as structured data for search engines.
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- Every home in MK45 3BASold prices, values and energy ratings for the postcode
- MK 45 property marketPrices, postcodes, schools and transport across the district
- 123 High Road, Cotton End, Bedford valuationHow the estimate is built and what moves it
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