Our Data Sources
9, Water Lane, Bedford has 21 entries in the Land Registry, most recently in October 2025 and a single entry in the EPC database dated March 2025.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 4 out of 5 and is considered of high accuracy.
1Sales dated prior to 2007 are shown, but are not used in our calculations.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 9, Water Lane, Bedford, we estimate a market value of £421,601 and a rental value of £1,669 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £373,418 and £1,478 per month respectively.
Plot Size
HM Land Registry records the plot of land for 9, Water Lane, Bedford as measuring 356 m2.
That makes it the 9th largest plot in the postcode, where 19 of the 25 other houses have recorded plot data.
Energy Efficiency
9, Water Lane, Bedford has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 11 Mar 2025.
The property is connected to mains gas and has fully double glazed windows. It is heated using a boiler and radiators (mains gas).
Sold Prices
The most recent sale of 9, Water Lane, Bedford completed on 20th October 2025 at £440,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 the property has sold twice.
Values of comparable properties have dropped by 5.1% over the period since October 2025.
- Sold Oct 2025£440,000
- Sold Nov 2002£165,000
Similar Properties Sold Nearby
Since 2017 172 properties similar to 9, Water Lane, Bedford have sold within a radius of 930 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 22nd April 2026, was 94, Station Road, Bedford, MK45 1LA, a freehold house which sold for £272,000.
Read more about house prices in MK45.
- Sold Apr 2026£272,000 | 3 Bed House94, Station Road, Bedford, MK45 1LA94, Station Road, Bedford, MK45 1LA
- Sold Nov 2025£520,000 | 3 Bed House27, Willow Way, Bedford, MK45 1LL27, Willow Way, Bedford, MK45 1LL
- Sold Aug 2025£415,000 | 3 Bed House83, Willow Way, Bedford, MK45 1LN83, Willow Way, Bedford, MK45 1LN
- Sold Jul 2025£450,000 | 3 Bed House14, Oak Road, Bedford, MK45 1LP14, Oak Road, Bedford, MK45 1LP
- Sold Jul 2025£390,000 | 3 Bed House1, Lyall Close, Bedford, MK45 1JB1, Lyall Close, Bedford, MK45 1JB
Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Explore Nearby Properties
The surrounding properties have an average estimated value of £440,044, ranging from £351,880 to £526,834.
- 9A Water Lane
4 Bed House | 5 m | Est. Value: £472,101
- 7 Water Lane
3 Bed House | 16 m | Est. Value: £433,005
- 11 Water Lane
3 Bed House | 17 m | Est. Value: £400,499
- 5A Water Lane
3 Bed House | 26 m | Est. Value: £422,737
- 5 Water Lane
4 Bed House | 33 m | Est. Value: £448,110
Location Comparison
Of the 52 addresses on Water Lane, Flitwick, Bedford, MK45, 9, Water Lane, Bedford comes out as the 30th largest and the 32nd most expensive in our analysis of the public data.
It is also £38k less expensive than the average property across the MK45 district.
More reading links
Schools Nearby
- Kingsmoor Lower School400 m away
- Flitwick Lower School800 m away
- Templefield Lower School1.1 km away
- Redborne Upper School and Community College2.2 km away
- Harlington Upper School3.6 km away
- Lealands High School9.1 km away
More reading links
Public Transport Nearby
- Flitwick|700 m away
- Harlington (Bedfordshire)|4.3 km away
- Millbrook (Bedfordshire)|6.7 km away
Available Internet Speeds
Broadband here reaches superfast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Superfast Broadband available in this area.
Risk of Flooding
The flood risk here is rated Very Low, based on Environment Agency data.
