Model valuation£417,0008 Busby Close
Local market context
25 Rooktree Way, Haynes, Bedford, MK45 3PT
4 sales on record
Estimated value
£374,000
- Since the 2014 sale (£235,000)+59%
- Against MK45 3PT's recent median (£395,000)-5%
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
Bedrooms
4
Floor area
88 m²
947 sq ft
Energy rating
D
Score 59
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
£374,000
- Against its 2014 sale (£235,000)+59%
- Against MK45 3PT's recent median (£395,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Rooktree Way is modelled from its 88 m² EPC floor area, its 4 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
88 m² from the EPC lodged in March 2014
Sales of this home
4 sales recorded, the latest in 2014
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 | None on this home | 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.
Sale price has grown by over 3x since 1995.
Sales timeline
7 November 2014Most recent
£235,000
+73.4%over 14 years7 September 2000
£135,500
+45.7%over 2 years30 April 1998
£93,000
+43.1%over 2 years21 December 1995
£65,000
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 25 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
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About 25 Rooktree Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Rooktree Way is a four-bedroom detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (March 2014) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 87), a 2-band jump. Main heating runs on oil. The latest certificate is from March 2014, so improvements made since then won't be reflected.
Across 1995–2014, sale prices on this property compounded at 7% per year. Today's modelled estimate of £374,000 sits 59.1% above the 2014 sale of £235,000. 12 years since the last transfer (November 2014). Across the public record there are 4 sales, relatively high churn for a single property.
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
Before you decide
Everything you need to know about 25 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Mar 2024
Current Certificate
Mar 2014EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 March 2024
Planning history
Applications and permits filed against 25 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.
25 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.
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 floor area, 25 Rooktree Way runs well behind the street norm.
Price per m²
£2,670
Street avg £3,126
Floor Area
88 m²
Street avg 101 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 t/year
Street avg 6.6 t/year
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 DExtended 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 £955 · Includes VAT
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
£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
£410k
1 Bedford Road, Houghton Conquest
MK45 3LS
3 bed2 bath
£331k
1 Bunkers Drive, Cotton End
MK45 3AT
3 bed2 bath
£436k
1 Banks Croft, Houghton Conquest
MK45 3GH
3 bed2 bath
£375k
1 Black Hat Close, Wilstead
MK45 3HE
2 bed2 bath
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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 25 Rooktree Way is modelled from its 88 m² EPC floor area, its 4 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. 4 sales are recorded for 25 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 25 Rooktree Way was lodged in March 2014 at band D and expired in March 2024, 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. None is matched to 25 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
- 25 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 25 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
- MK 45 property marketPrices, postcodes, schools and transport across the district
- 25 Rooktree Way, Haynes, Bedford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales