2 Rooktree Way, Haynes, Bedford, MK45 3PT
About 2 Rooktree Way
2 Rooktree Way is a two-bedroom semi-detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (May 2023) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 88), a 3-band jump. Main heating runs on electricity.
It hasn't traded since June 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £304,000 sits 255.6% above the 2000 sale of £85,500. On a £-per-square-foot basis, the last sale (£132/sq ft) was about 42.5% below the postcode norm. At 60 m² it sits well below the postcode median (102 m² across 18 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 2 Rooktree Way
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- StudyYes
Outside
- Private gardenRear
- GarageDouble
Building
- RefurbishedYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
2 Rooktree Way has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Rooktree Way
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
2 Rooktree Way's estimated value is more than triple its earliest registered sale price (2000).
£304,000
Modelled from EPC, postcode comparables.
£85,500
Recorded with HM Land Registry.
Sales timeline
27 June 2000Most recent
£85,500
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
Everything we know about 2 Rooktree Way, 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 Rooktree Way homes
2 Rooktree Way is notably below the street on price per m².
Price per m²
£1,425
Street avg £3,204
Floor Area
60 m²
Street avg 103 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 t/year
Street avg 6.7 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
Rooktree Way — bus stop.
Closest school
0.1 km
Haynes Lower School. 1 school 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
45.8dB
Night-time· 23:00 – 07:00
38.5dB