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45 Rooktree Way, Haynes, Bedford, MK45 3PT

Extendable

Estimated value

£481,000

  • Since the 2022 sale (£415,000)+16%
  • Against MK45 3PT's recent median (£395,000)+22%

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
2
Floor area
113 m²
1216 sq ft
Energy rating
F
Score 33
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

£481,000

  • Against its 2022 sale (£415,000)+16%
  • Against MK45 3PT's recent median (£395,000)+22%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 45 Rooktree Way is modelled from its 113 m² EPC floor area, its 1 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

    113 m² from the EPC lodged in December 2022

  • Sales of this home

    1 sale recorded, the latest in 2022

  • 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
PlanningNone on this homeFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 29 August 2022Most recent

    £415,000

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 45 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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Overview

About 45 Rooktree Way

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

45 Rooktree Way is a four-bedroom detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (December 2022) shows an F (score 33), near the bottom of the EPC scale. Earlier certificates rated it D (March 2022); the latest reading is 2 bands lower. Between certificates, roof efficiency went from Poor to Average and lighting went from Very Poor to Good; while hot-water efficiency dropped from Good to Poor and main heating dropped from Good to Average. The recommended improvements would lift it to C (score 72), a 3-band jump. Main heating runs on electricity. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The home occupies a cul-de-sac position.

On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £481,000 is 15.9% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£341/sq ft) was about 53.9% above the typical sold price in the postcode. Most recent transfer: August 2022 at £415,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • Bathrooms2
  • EnsuiteYes

Outside

  • GarageIntegral
  • Cul-de-sacYes

Building

  • Previously extendedYes
  • RefurbishedYes
  • Extension potentialPossible
Before you decide

Everything you need to know about 45 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.

45 Rooktree Way sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 3)
Dec 2022

EPC Rating

A
B
C
D
E
F
F33
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 6 December 2032

6 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2022from Mar 2022
EPC improved fromD64toF30
Heating System
Gas BoilerRoom Heaters

Heating system changed

Main Fuel
GasElectric

Changed to a more efficient fuel source

Heating Controls
FullThermostat

Heating controls changed

Hot Water
Main SystemImmersion (Off-Peak)

Hot water system changed

Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
0%80%

More low energy lighting installed

Dec 2022from Apr 2022
Heating System
Room HeatersStorage Heaters

Heating system upgraded to a more efficient system

Heating Controls
ThermostatManual

Heating controls changed

Wall Insulation
Partial InsulationInsulated Cavity

Wall insulation upgraded

Low Energy Lighting
80%60%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 45 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.

45 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.

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.

On epc rating, 45 Rooktree Way runs well behind the street norm.

Price per m²

£3,673

Street avg £3,064

Strongly above

Floor Area

113 m²

Street avg 100 m²

Above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

14.0 t/year

Street avg 6.1 t/year

Strongly below
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 FExtended 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

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 45 Rooktree Way is modelled from its 113 m² EPC floor area, its 1 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. 1 sale is recorded for 45 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 45 Rooktree Way was lodged in December 2022 at band F and is valid until December 2032. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 45 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
45 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 45 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.

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