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53 Rooktree Way, Haynes, Bedford, MK45 3PT

2 planning records

Estimated value

£437,000

  • Since the 2024 sale (£395,000)+11%
  • Against MK45 3PT's recent median (£400,000)+9%

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
109 m²
1173 sq ft
Energy rating
E
Score 54
Council tax
Band E
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

£437,000

  • Against its 2024 sale (£395,000)+11%
  • Against MK45 3PT's recent median (£400,000)+9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 53 Rooktree Way is modelled from its 109 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

    109 m² from the EPC lodged in June 2018

  • Sales of this home

    1 sale recorded, the latest in 2024

  • Recent sales in MK45 3PT

    5 sales, median £400,000 (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 2 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.

53 Rooktree Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 27 June 2024Most recent

    £395,000

Median price across the last 5 sales in MK45 3PT: £400,000 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for 53 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 53 Rooktree Way

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

53 Rooktree Way is a four-bedroom detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (June 2018) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on electricity. Records show the property has been extended at some point in its history. The home occupies a corner plot and a cul-de-sac position.

Today's modelled estimate of £437,000 is 10.6% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£337/sq ft) was about 51.8% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. Last sale on file: £395,000 in June 2024.

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
  • Dining roomYes
  • CloakroomYes

Outside

  • Private gardenSouth-west-facing
  • GarageYes
  • Corner plotYes
  • Cul-de-sacYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 53 Rooktree Way

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

Larger development activity nearby

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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.

53 Rooktree Way's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Jun 2018

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 June 2028

1 year remaining
Planning

Planning history

Applications and permits filed against 53 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.

2 applications on record at 53 Rooktree Way, Haynes, Bedford, MK45 3PT

2decisions16documents8nearby
  1. Sept 2020
    New BuildFull
    Outcome in report

    Construction of a 2 bedroom bungalow

    Documents
    7 docs on file
    Reference
    CB/20/02865/FULL
    Full record in report
  2. More recent applications — locked
  3. New BuildDecision

Unlock 53 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 (2 on record)
  • All 2 applications on this property in full, plus 8 notable nearby
  • The 16 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

On habitable rooms, 53 Rooktree Way stands well clear of the street.

Price per m²

£3,624

Street avg £3,067

Above

Floor Area

109 m²

Street avg 100 m²

Above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

8.8 t/year

Street avg 6.4 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 EExtended 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 53 Rooktree Way is modelled from its 109 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 53 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 53 Rooktree Way was lodged in June 2018 at band E and is valid until June 2028. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 53 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
53 Rooktree Way is in council tax band E. 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 53 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.

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