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25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS

EPC B2 planning records

Estimated value

£343,000

  • Since the 2016 sale (£244,750)+40%
  • Against MK45 3FS's recent median (£288,000)+19%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Floor area
89 m²
958 sq ft
Energy rating
B
Score 84
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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

£343,000

  • Against its 2016 sale (£244,750)+40%
  • Against MK45 3FS's recent median (£288,000)+19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Angelica Grove is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK45 3FS. 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

    89 m² from the EPC lodged in February 2016

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in MK45 3FS

    5 sales, median £288,000 (2026–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

25 Angelica Grove valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 4 March 2016Most recent

    £244,750

Median price across the last 5 sales in MK45 3FS: £288,000 (2026–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for 25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS. 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 25 Angelica Grove

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

25 Angelica Grove is a property in Houghton Conquest, Bedford, Bedford (MK45 3FS). It has a recorded floor area of 89 m² (around 958 sq ft). The latest certificate (February 2016) returns a B (score 84), comfortably above the UK average. The recommended improvements would push it to A (score 94). The latest certificate is from February 2016, so improvements made since then won't be reflected.

2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Last sold in March 2016, so it's been off the market for around 10 years. Today's modelled estimate of £343,000 is 40.1% above the 2016 sale price.

Before you decide

Everything you need to know about 25 Angelica Grove

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.

25 Angelica Grove's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Feb 2026

Current Certificate
Feb 2016

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
1.3 t/year
Occupancy
—

Certificate validity

Expired on 12 February 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS, sourced from the PlanIt planning register.

2 applications on record at 25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS

2decisions2extensions23documents8nearby
  1. Dec 2019
    Loft ConversionFull
    Outcome in report

    Loft Conversion with front facing dormer windows

    Reference
    19/02348/FUL
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS's full planning history

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

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 8 notable nearby
  • The 23 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Angelica Grove homes

Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 25 Angelica Grove lags the street by a wide margin.

Price per m²

£2,750

Street avg £2,900

Strongly below

Floor Area

89 m²

Street avg 86 m²

Above

CO₂ Emissions

1.3 t/year

Street avg 1.3 t/year

On par

Years Held

10 years

Street avg 9 years

On par
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

Juniper Drive — bus stop.

Closest school

0.8 km

Willow Grove Primary School. 9 schools nearby.

Nearest schools

  • Willow Grove Primary SchoolPrimary815m
  • Wixams AcademySecondary1.4km
  • Wixams Tree Primary AcademyPrimary1.5km
  • Broadmead Lower SchoolPrimary1.9km

Nearest stops

  • Juniper DriveBus stop165m
  • Straw LaneBus stop331m
  • Manor RoadBus stop343m
  • Kempston Hardwick Rail StationRailway station1.5km

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 3FS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for MK45 3FS

Daytime· 07:00 – 23:00

48.6dB

Low
Night-time road noise heatmap for MK45 3FS

Night-time· 23:00 – 07:00

40.5dB

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 2 HomeBuyer Report

HouseEPC B

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£344k

1 Adelaide Close, Houghton Conquest

MK45 3EL

3 bed1 bath
£350k

1 Bedford Road, Wilstead

MK45 3HN

3 bed
£350k

1 Bridle Road, Houghton Conquest

MK45 3QY

£351k

1 Barleycorn Close, Houghton Conquest

MK45 3NX

3 bed1 bath
£331k

1 Bunkers Drive, Cotton End

MK45 3AT

3 bed2 bath
£375k

1 Black Hat Close, Wilstead

MK45 3HE

2 bed2 bath
£311k

1 Angelica Grove, Houghton Conquest

MK45 3FS

£385k

1 Chapel End Road, Houghton Conquest

MK45 3LN

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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 25 Angelica Grove is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK45 3FS. 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. 1 sale is recorded for 25 Angelica Grove. 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 Angelica Grove was lodged in February 2016 at band B and expired in February 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 25 Angelica Grove. 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 9 schools and 30 stops listed are measured in a straight line from MK45 3FS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Angelica Grove, Houghton Conquest, Bedford, MK45 3FS. Each answer is also embedded as structured data for search engines.

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