2, WILLOW WAY, AMPTHILL, BEDFORD, MK45 2SJ - £329,000

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 WILLOW WAY is a small semi-detached house of 102m², built sometime between 1950 and 1966, which could now be worth an estimated £398,858. It was last sold for £329,000 in August 2018, which was around 5% above the average August 2018 semi-detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was March 2018, where the current energy rating was D, and the potential energy rating was C.

2 WILLOW WAY Sold Prices

Land registry data shows three sales for 2 WILLOW WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Central Bedfordshire local authority area for the corresponding sale date. All of the three 2 WILLOW WAY sales were for above 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
2018 3 AUG	£329,000	£312,895	5% above HPI
2007 16 NOV	£220,500	£216,241	2% above HPI
2003 1 AUG	£172,500	£162,092	6% above HPI

2 WILLOW WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The three 2 WILLOW WAY sales between August 2003 and August 2018 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 November 2007 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the August 2018 sale, where it rises to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might 2 WILLOW WAY be worth now?

2 WILLOW WAY might now be worth an estimated £398,858.

This is based on house price inflation of 21.2%, between August 2018 and February 2025, for semi-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 21.2% inflationary increase is applied to the most recent sale price for 2 WILLOW WAY of £329,000 on 3rd August 2018. For the value to have increased from £329,000 to £398,858 over the seven years and six months to February 2025, the following assumptions must hold true:

• The value of 2 WILLOW WAY has moved in line with the HPI for semi-detached houses in the Central Bedfordshire local authority area.
• The August 2018 sale price of £329,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WILLOW WAY has not materially changed since August 2018.

How Large is 2 WILLOW WAY?

2 WILLOW WAY is 102m² according to the EPC inspection conducted in March 2018. This puts it in the smallest 30% of semi-detached houses houses in Ampthill, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Ampthill, and where 2 WILLOW WAY lies on this distribution: 26% of semi-detached houses houses are smaller than 2 WILLOW WAY, and 74% of houses are larger. Note that EPC data is not available for all properties in Ampthill.

2 WILLOW WAY: Plot and Title Map

2 WILLOW WAY sits on a plot of roughly 0.058 of an acre, or 234m². The below map shows the location of 2 WILLOW WAY, 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 WILLOW WAY). 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 WILLOW WAY?

2 WILLOW WAY is located in AMPTHILL, in the MK45 postcode district. The below map shows the position of No. 2 on WILLOW WAY.