Model valuation£417,0008 Busby Close
Local market context
5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD
2 planning records
Estimated value
£514,000
- Since the 2022 sale (£400,000)+28%
- Against MK45 3RD's recent median (£1,060,000)-52%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
106 m²
1141 sq ft
Energy rating
C
Score 72
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
£514,000
- Against its 2022 sale (£400,000)+28%
- Against MK45 3RD's recent median (£1,060,000)-52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 West Park Farm is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK45 3RD. 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
106 m² from the EPC lodged in November 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in MK45 3RD
5 sales, median £1,060,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
10 April 2022Most recent
£400,000
Median price across the last 5 sales in MK45 3RD: £1,060,000 (2023–2019).
Nearby sales in MK45 3RD
9 Wilstead Hill, Haynes, Bedford, MK45 3RD
Sold Aug 2023
£620,0003 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD
Sold Jul 2022
£1,060,0004 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD
Sold Apr 2022
£1,100,0001 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD
Sold Dec 2021
£1,100,000The Old Farm House, Wilstead Hill, Haynes, Bedford, MK45 3RD
Sold Oct 2015
£780,000
What this page doesn't show
1 potential issue has already been flagged for 5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD. 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
About 5 West Park Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 West Park Farm is a detached house in Haynes, Bedford, Bedford (MK45 3RD). It has a recorded floor area of 106 m² (around 1141 sq ft) and construction records dating it to 2021. The latest certificate (November 2021) shows a C (score 72). The recommended improvements would push it to B (score 84). Main heating runs on electricity: electricity, unspecified tariff.
At 106 m² it sits well below the postcode median (239 m² across 7 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £514,000 is 28.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£351/sq ft) was about 38.8% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused. Sold April 2022 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 5 West Park Farm
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.
Current Certificate
Nov 2021EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
2.6 t/year
Occupancy
—
Certificate validity
Valid until 30 November 2031
Planning history
Applications and permits filed against 5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD, sourced from the PlanIt planning register.
2 applications on record at 5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD
2decisions29documents8nearby
- Nov 2021Change Of UseFullOutcome in report
Change of Use from Piggery Guest House into a Wellness Centre.
- Documents
- 13 docs on file
- Reference
- CB/21/03982/FULL
- More recent applications — locked
- OutbuildingFeb 2022Decision
Unlock 5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD'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 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Wilstead Hill homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 5 West Park Farm runs well behind the street norm.
Price per m²
£3,774
Street avg £3,935
Floor Area
106 m²
Street avg 220 m²
CO₂ Emissions
2.6 t/year
Street avg 5.4 t/year
Years Held
4 years
Street avg 7 years
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.
Crime
181/mo
Falling year-on-year across the wider district.
Nearest stop
1.1 km
Wilstead Hill — bus stop.
Closest school
1.8 km
Wilstead Primary School. 2 schools nearby.
Nearest schools
- Wilstead Primary SchoolPrimary1.8km
- Houghton Conquest Lower SchoolPrimary2.2km
Nearest stops
- Wilstead HillBus stop1.1km
- Chapel EndBus stop1.5km
- Briar BankBus stop1.5km
- ApplewoodBus stop1.6km
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 3RD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
43.9dB
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 2 HomeBuyer Report
21st centuryDetached BungalowEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£502k
1 Beehive Lane, Houghton Conquest
MK45 3GY
£439k
1 Cawne Close, Wilstead
MK45 3FJ
£436k
1 Banks Croft, Houghton Conquest
MK45 3GH
3 bed2 bath
£424k
1 Armstrong Close, Wilstead
MK45 3EA
4 bed2 bath
£410k
1 Bedford Road, Houghton Conquest
MK45 3LS
3 bed2 bath
£403k
1 Brambles, Wilstead
MK45 3ED
£685k
1 Chapel Lane, Wilstead
MK45 3DH
£385k
1 Chapel End Road, Houghton Conquest
MK45 3LN
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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 5 West Park Farm is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK45 3RD. 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 5 West Park Farm. 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 5 West Park Farm was lodged in November 2021 at band C and is valid until November 2031. 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 5 West Park Farm. 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 2 schools and 23 stops listed are measured in a straight line from MK45 3RD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 5 West Park Farm, Wilstead Hill, Haynes, Bedford, MK45 3RD. Each answer is also embedded as structured data for search engines.
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- Every home in MK45 3RDSold prices, values and energy ratings for the postcode
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- 5 West Park Farm, Wilstead Hill, Haynes, Bedford valuationHow the estimate is built and what moves it
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