Local market reports › MK area › MK45 › MK45 2
Ampthill market report MK45 2, Bedford
The standing MK45 2 (Ampthill) property market report, rebuilt from the full public record every month. The raw material for this page is 7,274 HM Land Registry entries for MK45 2 (Bedford), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in MK45 2 (Bedford) sold for £450,000 in 2026, the median of 69 registered sales, up 7% on five years earlier. The mean was £476,500, and by floor area homes here have averaged about £4,570 per square metre over the last five years. The figures cover 7,274 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
MK45 2 is a postcode sector: one group of streets inside MK45 (Bedford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where MK45 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 buyers actually paid in MK45 2
Across 69 registered 2026 sales, the typical (median) MK45 2 home went for £450,000. The mean is £476,500, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in MK45 2
Per square metre, MK45 2 homes have averaged around £4,570 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, MK45 2 runs 58% above it.
A typical MK45 2 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,000 | £450,000 | 69 |
| 2025 | £439,000 | £449,498 | 213 |
| 2024 | £435,000 | £462,494 | 188 |
| 2023 | £440,000 | £483,453 | 161 |
| 2022 | £457,500 | £536,471 | 224 |
| 2021 | £420,000 | £531,774 | 326 |
| 2020 | £390,000 | £506,033 | 222 |
| 2019 | £395,000 | £517,750 | 271 |
| 2018 | £396,200 | £528,142 | 246 |
| 2017 | £360,000 | £491,004 | 229 |
| 2016 | £330,000 | £461,673 | 227 |
| 2015 | £309,000 | £436,617 | 212 |
| 2014 | £285,000 | £404,322 | 263 |
| 2013 | £250,000 | £359,725 | 215 |
| 2012 | £249,000 | £366,497 | 209 |
| 2011 | £230,000 | £347,212 | 206 |
| 2010 | £233,800 | £366,659 | 176 |
| 2009 | £203,500 | £327,128 | 134 |
| 2008 | £222,500 | £364,724 | 133 |
| 2007 | £227,800 | £386,412 | 214 |
| 2006 | £212,500 | £368,873 | 285 |
| 2005 | £223,700 | £398,096 | 230 |
| 2004 | £205,000 | £372,320 | 251 |
| 2003 | £185,000 | £340,815 | 230 |
| 2002 | £153,000 | £287,868 | 265 |
| 2001 | £127,500 | £245,112 | 247 |
| 2000 | £120,000 | £235,500 | 242 |
| 1999 | £91,000 | £181,358 | 264 |
| 1998 | £89,000 | £179,653 | 319 |
| 1997 | £76,000 | £155,861 | 261 |
| 1996 | £76,000 | £160,281 | 252 |
| 1995 | £77,200 | £167,821 | 290 |
In cash terms the typical MK45 2 home went from £77,200 in 1995 to £450,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 168%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 16% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the MK45 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 2000 (+31.9% on the year before); the weakest, 2009 (−8.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.5% | +0.1% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 10 years (since 2016) | +3.2% | −0.3% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
How many homes change hands in MK45 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, 69 sales completed in MK45 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 246 sales a year before the financial crisis and 171 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 kind of market MK45 2 is
Against the MK45 district median, MK45 2 sits 13% higher, marking it as a dearer pocket of the district.
Rents around MK45 2
For renting purposes MK45 2 sits in Central Bedfordshire. The ONS average private rent there is £1,247 a month (May 2026). The spread runs from £862 a month for a typical one-bed to £2,039 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Central Bedfordshire
ONS Price Index of Private Rents, May 2026.
Set against the £450,000 median sold price, £1,247 a month is £14,964 a year, a gross yield of 3.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
MK45 2 (Ampthill): the questions that come up
How much did a house sell for in MK45 2 (Ampthill)?
Are property prices falling in MK45 2 (Ampthill)?
Is MK45 2 (Ampthill) a good place to buy a house?
Where do MK45 2 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 7% over five years in cash but down 15% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in MK45 today
The live side of the market holds 492 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole MK45 district, not just MK45 2: live asking prices are collected per district.
Of everything listed here, 38% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Oliver Street, Ampthill, Bedfordshire, Ampthill
- Gravenhurst, Bedfordshire, Bedfordshire
- Maulden, Bedford, Bedford
"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 MK45 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.
The price of an extra bedroom in MK
What homes of each size actually sold for across the MK area, 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%) | — | — |
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. Sizes with too few homes to be meaningful are left 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 MK45
Sector boundaries hide real price steps. The rest of MK45, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| MK45 1 | £345,000 | 80 |
| MK45 3 | £380,000 | 57 |
| MK45 4 | £405,000 | 61 |
| MK45 5 | £415,000 | 27 |
Zoom out to the full MK45 district report for the type split, monthly volumes and how MK45 compares with its neighbours.
Before you sell in MK45 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in MK45 2, open the average prices map and zoom from the MK45 2 shading down to the sold homes on your own street. Every recorded MK45 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim MK45 2.
Keep digging
Behind the answers sits the same Land Registry record as this page, with MK45 2 already set as the subject. Free, one click sign in.
Two maps carry on from here: every MK45 2 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.