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Biddenham market report MK40, Bedford
The MK40 (Biddenham) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 20,123 sales registered with HM Land Registry in MK40 (Bedford) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for MK40 (Bedford) is £327,500, from 175 registered sales, up 11% on five years earlier; the mean is £358,800, and by floor area homes here have averaged about £3,590 per square metre over the last five years. Behind the figures sit 20,123 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
MK40 is a postcode district covering Biddenham, Castle, De Parys in Bedford. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where MK40 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.
Today's MK40 prices, from the sold record
Take the 175 registered 2026 sales in MK40 and the middle price, the median, is £327,500. The mean lands at £358,800, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in MK40
Measured by floor area, the last five years of MK40 sales average about £3,590 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so MK40 trades 15% above the country as a whole.
MK40's median sold price, 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 | £327,500 | £327,500 | 175 |
| 2025 | £350,000 | £358,370 | 578 |
| 2024 | £340,000 | £361,490 | 498 |
| 2023 | £310,000 | £340,614 | 439 |
| 2022 | £307,000 | £359,993 | 608 |
| 2021 | £295,000 | £373,508 | 679 |
| 2020 | £290,000 | £376,281 | 524 |
| 2019 | £285,000 | £373,567 | 578 |
| 2018 | £287,000 | £382,576 | 729 |
| 2017 | £280,000 | £381,892 | 793 |
| 2016 | £220,000 | £307,782 | 743 |
| 2015 | £215,000 | £303,795 | 600 |
| 2014 | £205,000 | £290,828 | 671 |
| 2013 | £195,000 | £280,586 | 490 |
| 2012 | £187,000 | £275,241 | 371 |
| 2011 | £175,000 | £264,183 | 438 |
| 2010 | £175,800 | £275,700 | 456 |
| 2009 | £160,000 | £257,201 | 410 |
| 2008 | £165,000 | £270,470 | 411 |
| 2007 | £162,200 | £275,136 | 796 |
| 2006 | £147,700 | £256,388 | 892 |
| 2005 | £140,000 | £249,144 | 677 |
| 2004 | £131,800 | £239,375 | 736 |
| 2003 | £112,500 | £207,252 | 760 |
| 2002 | £100,000 | £188,149 | 976 |
| 2001 | £81,000 | £155,718 | 862 |
| 2000 | £67,000 | £131,488 | 759 |
| 1999 | £64,000 | £127,549 | 868 |
| 1998 | £61,000 | £123,133 | 751 |
| 1997 | £55,000 | £112,794 | 700 |
| 1996 | £51,800 | £109,244 | 632 |
| 1995 | £51,000 | £110,866 | 523 |
In cash terms the typical MK40 home went from £51,000 in 1995 to £327,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 195%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the MK40 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 2017 (+27.3% on the year before); the weakest, 2026 (−6.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 34% of the typed total. A detached home currently trades at £520,000 against £195,000 for a flat, 2.7 times the price.
Median by property type, MK40
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £520,000 | 33 | 3,720 |
| Semi-detached | £355,000 | 45 | 4,438 |
| Terraced | £325,000 | 44 | 5,188 |
| Flats | £195,000 | 53 | 6,777 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.4% | −8.6% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +4.1% | +0.6% |
| 20 years (since 2006) | +4.1% | +1.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 390 sales completed in MK40. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 807 sales a year before the financial crisis and 460 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.
What tenants pay around MK40
For renting purposes MK40 sits in Bedford. The ONS average private rent there is £1,168 a month (May 2026). The spread runs from £796 a month for a typical one-bed to £1,800 at four-plus bedrooms, which is size doing most of the pricing.
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 £327,500 median sold price makes a gross yield of 4.3%. 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.
Asked and answered: MK40 (Biddenham)
How much did a house sell for in MK40 (Biddenham)?
Are property prices falling in MK40 (Biddenham)?
Is MK40 (Biddenham) a good place to buy a house?
Where do MK40 prices go next?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in MK40 today
Everything above is what homes in MK40 sold for. This is what you could actually buy today: 61 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 33% below the MK40 median sold price.
44% of what is on the market here is asking below what comparable homes actually sold for. 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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every MK40 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: MK prices by size
Real sold prices by size across the MK area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
MK40 ranks 9 of 26 in the MK area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, MK area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside MK40, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| MK40 1 | £240,000 | 9 |
| MK40 2 | £190,000 | 25 |
| MK40 3 | £340,000 | 63 |
| MK40 4 | £349,500 | 78 |
How MK40 compares nearby
Same city, different markets. The neighbouring districts of the MK area, dearest first:
| District | Median | 5-year |
|---|---|---|
| MK44 | £425,000 | -1% |
| MK17 | £420,000 | +6% |
| MK1 | £405,000 | +17% |
| MK46 | £405,000 | +1% |
| MK5 | £400,000 | +7% |
| MK45 | £397,500 | +6% |
| MK43 | £389,500 | +11% |
| MK19 | £387,500 | +5% |
| MK18 | £370,000 | +1% |
| MK10 | £357,500 | +2% |
| MK3 | £349,000 | +18% |
| MK4 | £347,500 | +2% |
| MK8 | £345,000 | -5% |
| MK41 | £340,000 | +11% |
| MK16 | £339,000 | +3% |
| MK40 (this report) | £327,500 | +11% |
| MK11 | £325,000 | -4% |
| MK14 | £325,000 | +10% |
| MK15 | £325,000 | +1% |
| MK42 | £319,500 | +18% |
| MK7 | £310,000 | +5% |
| MK12 | £295,000 | +10% |
| MK13 | £291,000 | +13% |
| MK2 | £290,000 | +12% |
Thinking of selling in MK40? 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, use the average prices map for a rough value: zoom from MK40's shading down to the sold homes on your own street. The figures above are every recorded MK40 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim MK40.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to MK40. Free after a one click sign in.
Two maps carry on from here: every MK40 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.