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21 Rooktree Way, Haynes, Bedford, MK45 3PT

5 planning records

Estimated value

£501,000

  • Since the 2025 sale (£500,000)0%
  • Against MK45 3PT's recent median (£395,000)+27%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
126 m²
1356 sq ft
Energy rating
C
Score 69
Council tax
Band D
Tenure
Owner Occupied
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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

£501,000

  • Against its 2025 sale (£500,000)0%
  • Against MK45 3PT's recent median (£395,000)+27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Rooktree Way is modelled from its 126 m² EPC floor area, its 2 recorded sales 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

    126 m² from the EPC lodged in April 2024

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in MK45 3PT

    5 sales, median £395,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 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.

Latest sale on 21 Rooktree Way was the highest on Land Registry record across the postcode.

Sales timeline

  1. 7 February 2025Most recent

    £500,000

    +129.4%over 10 years

  2. 28 August 2014

    £218,000

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

Risks

What this page doesn't show

1 potential issue has already been flagged for 21 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

Overview

About 21 Rooktree Way

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

21 Rooktree Way is a four-bedroom detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (April 2024) shows a C (score 69), just inside the C band. When first surveyed in February 2014 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Average. Main heating runs on oil. Other recorded features include attached land beyond the plot.

At 126 m² it's 24.8% larger than the typical home in the postcode (101 m² median across 18 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. 5 planning records sit against the property, 5 approved, 0 refused. Past consents include new windows, an extension, a porch and a garage conversion, meaningful when judging how the property has evolved. Across 2014–2025, sale prices on this property compounded at 8.3% per year. On a £-per-square-foot basis, the last sale (£369/sq ft) was about 61.4% above the typical sold price in the postcode. Sold February 2025 for £500,000.

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

  • Bedrooms4
  • Bathrooms3
  • Open-plan layoutYes
  • Dining roomYes

Outside

  • LandYes
Before you decide

Everything you need to know about 21 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

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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.

21 Rooktree Way ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 3)
Apr 2024

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 April 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2014from Feb 2014
EPC improved fromF36toE40
Heating Controls
Prog + StatThermostat

Heating controls changed

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
54%0%

Low energy lighting percentage decreased

Apr 2024from Nov 2014
EPC improved fromE40toC69
Heating Controls
ThermostatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 21 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.

Council records include a two-storey rear extension at 21 Rooktree Way.

5 applications on record at 21 Rooktree Way, Haynes, Bedford, MK45 3PT

5decisions4extensions8nearby
  1. Sept 2014
    Garage ConversionFull
    Outcome in report

    Extension: Single storey · Front of property

    Single storey front extension and conversion of garage.

    Extension
    Reference
    CB/14/03120/FULL
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. PorchDecision

+ 2 more applications in the report

Unlock 21 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 (5 on record)
  • All 5 applications on this property in full, plus 8 notable nearby
  • What the pattern means for extending or converting here
£14.99one-off · instant

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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.

21 Rooktree Way outperforms the street on epc rating by a wide margin.

Price per m²

£3,968

Street avg £3,045

Strongly above

Floor Area

126 m²

Street avg 99 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 5 rooms

On par

CO₂ Emissions

4.7 t/year

Street avg 6.7 t/year

Strongly above
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.

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.

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
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC CExtended 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 £1,085 · 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.
£424k

1 Armstrong Close, Wilstead

MK45 3EA

4 bed2 bath
£436k

1 Banks Croft, Houghton Conquest

MK45 3GH

3 bed2 bath
£410k

1 Bedford Road, Houghton Conquest

MK45 3LS

3 bed2 bath
£351k

1 Barleycorn Close, Houghton Conquest

MK45 3NX

3 bed1 bath
£350k

1 Bedford Road, Wilstead

MK45 3HN

3 bed
£344k

1 Adelaide Close, Houghton Conquest

MK45 3EL

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

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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 21 Rooktree Way is modelled from its 126 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 21 Rooktree Way. 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 21 Rooktree Way was lodged in April 2024 at band C and is valid until April 2034. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 21 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
21 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.

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