Skip to content
UK Property Looker

7 Rooktree Way, Haynes, Bedford, MK45 3PT

Notable views

Estimated value

£312,000

  • Since the 2015 sale (£220,000)+42%
  • Against MK45 3PT's recent median (£395,000)-21%

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
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
E
Score 54
Council tax
Band C
Tenure
Owner Occupied
Get directions (opens in a new tab)
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

£312,000

  • Against its 2015 sale (£220,000)+42%
  • Against MK45 3PT's recent median (£395,000)-21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 7 Rooktree Way is modelled from its 61 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

    61 m² from the EPC lodged in January 2015

  • Sales of this home

    2 sales recorded, the latest in 2015

  • 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.

Sale price has grown by over 3x since 1996.

Sales timeline

  1. 21 May 2015Most recent

    £220,000

    +221.2%over 18 years

  2. 29 November 1996

    £68,500

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 7 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 7 Rooktree Way

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

7 Rooktree Way is a two-bedroom semi-detached house in Haynes, Bedford, Bedford (MK45 3PT). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (January 2015) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 86), a 3-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected. Other recorded features include notable views.

At 61 m² it sits well below the postcode median (102 m² across 18 EPCs), making it one of the more compact homes locally. Across 1996–2015, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £312,000 is 41.8% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£335/sq ft) was about 46.7% above the typical sold price in the postcode. 11 years since the last transfer (May 2015).

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
  • EnsuiteYes

Outside

  • Private gardenFront and rear
  • GarageSingle
  • Notable viewsYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 7 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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 29 Jan 2025

Current Certificate
Jan 2015

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 29 January 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 7 Rooktree Way, Haynes, Bedford, MK45 3PT, sourced from the PlanIt planning register.

7 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.

Habitable Rooms for 7 Rooktree Way lags the street by a wide margin.

Price per m²

£3,607

Street avg £3,068

Above

Floor Area

61 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
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 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

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

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
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 7 Rooktree Way is modelled from its 61 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 7 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 7 Rooktree Way was lodged in January 2015 at band E and expired in January 2025, 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 7 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
7 Rooktree Way is in council tax band C. 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 7 Rooktree Way, Haynes, Bedford, MK45 3PT. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring