Model valuation£417,0008 Busby Close
Local market context
12 Rooktree Way, Haynes, Bedford, MK45 3PT
1 planning record
Estimated value
£403,000
- Against MK45 3PT's recent median (£395,000)+2%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
99 m²
1066 sq ft
Energy rating
E
Score 44
Council tax
Band D
Tenure
Owner Occupied
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
£403,000
- Against MK45 3PT's recent median (£395,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Rooktree Way is modelled from its 99 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in MK45 3PT. 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
99 m² from the EPC lodged in February 2024
Sales of this home
No sale recorded since 1995
Recent sales in MK45 3PT
5 sales, median £395,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
12 Rooktree Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in MK45 3PT: £395,000 (2025–2022).
Nearby sales in MK45 3PT
5 Rooktree Way, Haynes, Bedford, MK45 3PT
Sold Nov 2025
£317,00021 Rooktree Way, Haynes, Bedford, MK45 3PT
Sold Feb 2025
£500,00053 Rooktree Way, Haynes, Bedford, MK45 3PT
Sold Jun 2024
£395,00047 Rooktree Way, Haynes, Bedford, MK45 3PT
Sold Mar 2024
£400,00045 Rooktree Way, Haynes, Bedford, MK45 3PT
Sold Aug 2022
£415,000
What this page doesn't show
1 potential issue has already been flagged for 12 Rooktree Way, Haynes, Bedford, MK45 3PT. 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 12 Rooktree Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Rooktree Way is a detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (February 2024) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil.
One planning record on file: an extension approved in 2012. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 12 Rooktree Way
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.
12 Rooktree Way's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Feb 2024EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 February 2034
Planning history
Applications and permits filed against 12 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.
12 Rooktree Way has an approved rear extension on the planning record.
1 application on record at 12 Rooktree Way, Haynes, Bedford, MK45 3PT
1decisions1extensions8nearby
- May 2012ConservatoryFullOutcome in report
Extension: Rear of property
Erection of conservatory to the rear
Extension- Reference
- CB/12/01384/FULL
Unlock 12 Rooktree Way, Haynes, Bedford, MK45 3PT'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
- What the pattern means for extending or converting here
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Versus other Rooktree Way homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12 Rooktree Way runs well behind the street norm.
EPC Rating
44 (E)
Street avg 53 (E)
Floor Area
99 m²
Street avg 100 m²
CO₂ Emissions
7.1 t/year
Street avg 6.5 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
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
0.1 km
Rooktree Way — bus stop.
Closest school
0.1 km
Haynes Lower School. 1 school nearby.
Nearest schools
- Haynes Lower SchoolPrimary145m
Nearest stops
- Rooktree WayBus stop114m
- Foresters CloseBus stop206m
- Haynes TurnBus stop283m
- Haynes TurnBus stop326m
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 3PT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
38.5dB
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
Late 20th centuryDetached HouseEPC EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£403k
1 Brambles, Wilstead
MK45 3ED
£410k
1 Bedford Road, Houghton Conquest
MK45 3LS
3 bed2 bath
£385k
1 Chapel End Road, Houghton Conquest
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£424k
1 Armstrong Close, Wilstead
MK45 3EA
4 bed2 bath
£375k
1 Black Hat Close, Wilstead
MK45 3HE
2 bed2 bath
£436k
1 Banks Croft, Houghton Conquest
MK45 3GH
3 bed2 bath
£439k
1 Cawne Close, Wilstead
MK45 3FJ
£351k
1 Barleycorn Close, Houghton Conquest
MK45 3NX
3 bed1 bath
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Start your researchHow to read this page
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 12 Rooktree Way is modelled from its 99 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in MK45 3PT. 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. No sale is recorded for 12 Rooktree Way, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 12 Rooktree Way was lodged in February 2024 at band E and is valid until February 2034. 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 12 Rooktree 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 1 school and 15 stops listed are measured in a straight line from MK45 3PT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Rooktree Way is in council tax band D. 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 12 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.
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- Every home in MK45 3PTSold prices, values and energy ratings for the postcode
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- 12 Rooktree Way, Haynes, Bedford valuationHow the estimate is built and what moves it
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