40, HOWARD CLOSE, HAYNES, BEDFORD, MK45 3QH - £269,000

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

40 HOWARD CLOSE is a small extended detached house of 112m², built sometime between 1976 and 1982, which could now be worth an estimated £511,026. It was last sold for £269,000 in October 2012, which was around 18% below the average October 2012 detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was September 2012, where the current energy rating was E, and the potential energy rating was B.

40 HOWARD CLOSE Sold Prices

Land registry data shows two sales for 40 HOWARD 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 Central Bedfordshire local authority area for the corresponding sale date. Both of the two 40 HOWARD 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
2012 11 OCT	£269,000	£328,243	18% below HPI
1997 3 JUL	£93,500	£117,086	20% below HPI

40 HOWARD CLOSE 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 40 HOWARD CLOSE sales from July 1997 and October 2012 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 July 1997 sale was for 20% below the HPI. So the extrapolation line tracks at 20% below the HPI over time, until the October 2012 sale, where it rises to 18% below the HPI. The line then continues to track at 18% below the HPI.

What might 40 HOWARD CLOSE be worth now?

40 HOWARD CLOSE might now be worth an estimated £511,026.

This is based on house price inflation of 90%, between October 2012 and February 2025, 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 90% inflationary increase is applied to the most recent sale price for 40 HOWARD CLOSE of £269,000 on 11th October 2012. For the value to have increased from £269,000 to £511,026 over the thirteen years and eight months to February 2025, the following assumptions must hold true:

• The value of 40 HOWARD CLOSE has moved in line with the HPI for detached houses in the Central Bedfordshire local authority area.
• The October 2012 sale price of £269,000 represented a fair market value for the property.
• The size, condition, and specification of 40 HOWARD CLOSE has not materially changed since October 2012.

How Large is 40 HOWARD CLOSE?

40 HOWARD CLOSE is 112m², which includes one extension, according to the EPC inspection conducted in September 2012. This puts it in the smallest 40% of detached houses houses in Haynes, based on EPC data. The below chart shows the distribution of detached houses houses by size in Haynes, and where 40 HOWARD CLOSE lies on this distribution: 36% of detached houses houses are smaller than 40 HOWARD CLOSE, and 64% of houses are larger. Note that EPC data is not available for all properties in Haynes.

40 HOWARD CLOSE: Plot and Title Map

40 HOWARD CLOSE sits on a plot of roughly 0.079 of an acre, or 320m². The below map shows the location of 40 HOWARD 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 40 HOWARD 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 40 HOWARD CLOSE?

40 HOWARD CLOSE is located in HAYNES, in the MK45 postcode district. The below map shows the position of No. 40 on HOWARD CLOSE.