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2 Rooktree Way, Haynes, Bedford, MK45 3PT

Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
60 m²
646 sq ft
Energy rating
E
Score 39
Council tax
Band C
Tenure
Owner Occupied
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Overview

About 2 Rooktree Way

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

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 £309,000 sits 261.4% 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.

Specifications

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

  • Bedrooms2
  • Bathrooms1
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenRear
  • GarageDouble

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 2 Rooktree Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
May 2023

EPC Rating

A
B
C
D
E
E39
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 11 May 2033

6 years remaining
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centurySemi-Detached BungalowEPC ENo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Planning

Planning history

Applications and permits filed against 2 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.

2 Rooktree Way 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

2 Rooktree Way's estimated value is more than triple its earliest registered sale price (2000).

Current estimate

£309,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2000)

£85,500

Recorded with HM Land Registry.

Sales timeline

  1. 27 June 2000Most recent

    £85,500

Median price across the last 5 sales in MK45 3PT: £395,000 (2025–2022).

On the street

Versus other Rooktree Way homes

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

2 Rooktree Way is notably below the street on price per m².

Price per m²

£1,425

Street avg £3,204

Strongly below

Floor Area

60 m²

Street avg 103 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

4.2 t/year

Street avg 6.7 t/year

Strongly above
Before you decide

Everything you need to know about 2 Rooktree Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£304k

1 Bunyan Close, Houghton Conquest

MK45 3NB

2 bed
£268k

1 Albert Place, Houghton Conquest

MK45 3LJ

2 bed1 bath
£375k

1 Black Hat Close, Wilstead

MK45 3HE

2 bed2 bath
£229k

1 Almers Close, Houghton Conquest

MK45 3LG

2 bed1 bath
£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
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

0.1 km

Rooktree Way — bus stop.

Closest school

0.1 km

Haynes Lower School. 1 school nearby.

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

Daytime· 07:00 – 23:00

45.8dB

Low
Night-time road noise heatmap for MK45 3PT

Night-time· 23:00 – 07:00

38.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.