28, WOODPECKER CLOSE, GREAT BARFORD, BEDFORD, MK44 3BG - £328,500

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

28 WOODPECKER CLOSE is a very small detached house of 85m², which could now be worth an estimated £398,559. It was last sold for £328,500 in March 2020, which was around 27% below the average March 2020 detached price in the Bedford local authority area. The most recent EPC inspection was March 2011, where the current energy rating was B, and the potential energy rating was B.

28 WOODPECKER CLOSE Sold Prices

Land registry data shows two sales for 28 WOODPECKER CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Bedford local authority area for the corresponding sale date. Both of the two 28 WOODPECKER CLOSE 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
2020 25 MAR	£328,500	£446,984	27% below HPI
2011 29 JUN	£245,000	£284,643	14% below HPI

28 WOODPECKER CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bedford local authority area over time, sourced from the HPI. The two 28 WOODPECKER CLOSE sales from June 2011 and March 2020 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 June 2011 sale was for 14% below the HPI. So the extrapolation line tracks at 14% below the HPI over time, until the March 2020 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 28 WOODPECKER CLOSE be worth now?

28 WOODPECKER CLOSE might now be worth an estimated £398,559.

This is based on house price inflation of 21.3%, between March 2020 and December 2024, for detached houses, in the Bedford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.3% inflationary increase is applied to the most recent sale price for 28 WOODPECKER CLOSE of £328,500 on 25th March 2020. For the value to have increased from £328,500 to £398,559 over the three years and three months to December 2024, the following assumptions must hold true:

• The value of 28 WOODPECKER CLOSE has moved in line with the HPI for detached houses in the Bedford local authority area.
• The March 2020 sale price of £328,500 represented a fair market value for the property.
• The size, condition, and specification of 28 WOODPECKER CLOSE has not materially changed since March 2020.

How Large is 28 WOODPECKER CLOSE?

28 WOODPECKER CLOSE is 85m² according to the EPC inspection conducted in March 2011. This puts it in the smallest 20% of detached houses houses in Great Barford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Great Barford, and where 28 WOODPECKER CLOSE lies on this distribution: 14% of detached houses houses are smaller than 28 WOODPECKER CLOSE, and 86% of houses are larger. Note that EPC data is not available for all properties in Great Barford.

28 WOODPECKER CLOSE: Plot and Title Map

28 WOODPECKER CLOSE sits on a plot of roughly 0.035 of an acre, or 141m². The below map shows the location of 28 WOODPECKER CLOSE, 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 28 WOODPECKER CLOSE). 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 28 WOODPECKER CLOSE?

28 WOODPECKER CLOSE is located in GREAT BARFORD, in the MK44 postcode district. The below map shows the position of No. 28 on WOODPECKER CLOSE.