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Biddenham market report MK40 2, Bedford
The MK40 2 (Biddenham) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,274 registered sales in MK40 2 (Bedford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical MK40 2 (Bedford) home changed hands for £190,000 in 2026 (median of 25 registered sales, down 17% on five years earlier), with the mean at £286,800, and by floor area homes here have averaged about £3,230 per square metre over the last five years. Source: 4,274 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like MK40 2 is a single group of streets within MK40 (Bedford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where MK40 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What MK40 2 homes really sell for
The MK40 2 median stands at £190,000 for 2026, built from 25 registered sales; the mean, the figure usually quoted as the "average house price", is £286,800, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in MK40 2
By floor space, homes in MK40 2 have sold for about £3,230 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving MK40 2 33% below the national figure.
A typical MK40 2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £190,000 | £190,000 | 25 |
| 2025 | £200,000 | £204,783 | 76 |
| 2024 | £191,800 | £203,923 | 84 |
| 2023 | £176,000 | £193,381 | 72 |
| 2022 | £185,000 | £216,934 | 117 |
| 2021 | £229,000 | £289,944 | 125 |
| 2020 | £180,000 | £233,554 | 70 |
| 2019 | £165,000 | £216,276 | 100 |
| 2018 | £190,000 | £253,274 | 116 |
| 2017 | £155,000 | £211,404 | 115 |
| 2016 | £139,200 | £194,742 | 122 |
| 2015 | £130,500 | £184,397 | 128 |
| 2014 | £135,000 | £191,521 | 139 |
| 2013 | £151,500 | £217,993 | 66 |
| 2012 | £119,000 | £175,153 | 62 |
| 2011 | £125,000 | £188,702 | 85 |
| 2010 | £126,900 | £199,012 | 98 |
| 2009 | £104,500 | £167,985 | 74 |
| 2008 | £121,800 | £199,656 | 96 |
| 2007 | £125,000 | £212,035 | 174 |
| 2006 | £111,500 | £193,550 | 214 |
| 2005 | £105,000 | £186,858 | 157 |
| 2004 | £105,800 | £192,153 | 196 |
| 2003 | £93,200 | £171,697 | 214 |
| 2002 | £75,000 | £141,112 | 249 |
| 2001 | £58,500 | £112,463 | 245 |
| 2000 | £52,000 | £102,050 | 223 |
| 1999 | £47,000 | £93,669 | 221 |
| 1998 | £42,000 | £84,780 | 167 |
| 1997 | £40,000 | £82,032 | 173 |
| 1996 | £42,800 | £90,263 | 154 |
| 1995 | £43,000 | £93,475 | 117 |
In cash terms the typical MK40 2 home went from £43,000 in 1995 to £190,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 103%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 34% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the MK40 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+28.2% on the year before); the weakest, 2022 (−19.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.0% | −7.2% |
| 5 years (since 2021) | −3.7% | −8.1% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in MK40 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 25 sales completed in MK40 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 209 sales a year before the financial crisis and 75 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the MK40 2 market
This is a thin market: 25 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the MK40 district median, MK40 2 sits 42% lower, marking it as a cheaper pocket of the district.
What tenants pay around MK40 2
The local authority for MK40 2 is Bedford, and its ONS average private rent currently stands at £1,168 a month (May 2026 figures). Size sets most of the rent: one-beds average £796 a month here against £1,800 for four or more bedrooms.
Average monthly rent by size, Bedford
ONS Price Index of Private Rents, May 2026.
£1,168 a month is £14,016 a year, which against the £190,000 median sold price makes a gross yield of 7.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on MK40 2 (Biddenham)
How much did a house sell for in MK40 2 (Biddenham)?
Are property prices falling in MK40 2 (Biddenham)?
Is MK40 2 (Biddenham) a good place to buy a house?
Where do MK40 2 prices go next?
The record answers a different question than "what happens next": the median is down 17% over five years in cash but down 34% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
MK40's current homes for sale
Turning to what is actually available: 61 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole MK40 district, not just MK40 2: live asking prices are collected per district.
44% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Merton Road, Bedford, Bedfordshire, MK40
- Harpur Street, BEDFORD, Bedfordshire,...
- Crowe Road, Bedford, Bedfordshire, MK40
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every MK40 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in MK
Real sold prices by size across the MK area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £367,500 | £495,000 (+35%) | £675,000 (+36%) | £910,000 (+35%) |
| Semi-detached | £270,000 | £320,000 (+19%) | £375,000 (+17%) | £470,000 (+25%) | £630,000 (+34%) |
| Terraced | £245,000 | £285,000 (+16%) | £330,000 (+16%) | £400,000 (+21%) | £580,000 (+45%) |
| Flat | £160,000 | £225,000 (+41%) | £307,500 (+37%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the MK area is the point: the same five years treated these districts very differently.
Winners and losers across the MK area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in MK40
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of MK40, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| MK40 1 | £240,000 | 9 |
| MK40 3 | £340,000 | 63 |
| MK40 4 | £349,500 | 78 |
Zoom out to the full MK40 district report for the type split, monthly volumes and how MK40 compares with its neighbours.
Thinking of selling in MK40 2? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in MK40 2, use the average prices map for a rough value: zoom from MK40 2's shading down to the sold homes on your own street. The figures above are every recorded MK40 2 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim MK40 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about MK40 2. Free, with a one click sign in.
The live map plots every individual MK40 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.