2, THE ROES, CRANFIELD, BEDFORD, MK43 1AP - £530,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

2 THE ROES is a large detached house of 140m², which could now be worth an estimated £535,662. It was last sold for £530,000 in October 2024, which was around 12% below the average October 2024 detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was June 2019, where the current energy rating was B, and the potential energy rating was A.

2 THE ROES Sold Prices

Land registry data shows two sales for 2 THE ROES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Central Bedfordshire local authority area for the corresponding sale date. Both of the two 2 THE ROES sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2024 16 OCT	£530,000	£602,884	12% below HPI
2019 9 AUG	£450,000	£510,274	12% below HPI

2 THE ROES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The two 2 THE ROES sales from August 2019 and October 2024 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 2019 sale was for 12% below the HPI. So the extrapolation line tracks at 12% below the HPI over time, until the October 2024 sale, which was also at 12% below the HPI.

What might 2 THE ROES be worth now?

2 THE ROES might now be worth an estimated £535,662.

This is based on house price inflation of 1.1%, between October 2024 and December 2024, for detached houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.1% inflationary increase is applied to the most recent sale price for 2 THE ROES of £530,000 on 16th October 2024. For the value to have increased from £530,000 to £535,662 over the ten months to December 2024, the following assumptions must hold true:

• The value of 2 THE ROES has moved in line with the HPI for detached houses in the Central Bedfordshire local authority area.
• The October 2024 sale price of £530,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE ROES has not materially changed since October 2024.

How Large is 2 THE ROES?

2 THE ROES is 140m² according to the EPC inspection conducted in June 2019. This puts it in the largest 30% of detached houses houses in Cranfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cranfield, and where 2 THE ROES lies on this distribution: 76% of detached houses houses are smaller than 2 THE ROES, and 23% of houses are larger. Note that EPC data is not available for all properties in Cranfield.

2 THE ROES: Plot and Title Map

2 THE ROES sits on a plot of roughly 0.095 of an acre, or 386m². The below map shows the location of 2 THE ROES, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2 THE ROES). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2 THE ROES?

2 THE ROES is located in CRANFIELD, in the MK43 postcode district. The below map shows the position of No. 2 on THE ROES.