32, WILLOW WAY, AMPTHILL, BEDFORD, MK45 2SJ - £406,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

32 WILLOW WAY is a small extended semi-detached house of 115m², built sometime between 1950 and 1966, which could now be worth an estimated £425,353. It was last sold for £406,000 in June 2025, which was around 12% above the average June 2025 semi-detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was December 2024, where the current energy rating was D, and the potential energy rating was C.

32 WILLOW WAY Sold Prices

Land registry data shows three sales for 32 WILLOW WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Central Bedfordshire local authority area for the corresponding sale date. One of the three 32 WILLOW WAY sales was for above the average price, whilst two 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
2025 13 JUN	£406,000	£362,789	12% above HPI
2006 20 OCT	£187,500	£195,390	4% below HPI
2001 12 OCT	£101,250	£116,245	13% below HPI

32 WILLOW WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The three 32 WILLOW WAY sales between October 2001 and June 2025 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 October 2006 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the June 2025 sale, where it rises to 12% above the HPI. The line then continues to track at 12% above the HPI.

What might 32 WILLOW WAY be worth now?

32 WILLOW WAY might now be worth an estimated £425,353.

This is based on house price inflation of 4.8%, between June 2025 and April 2026, for semi-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 4.8% inflationary increase is applied to the most recent sale price for 32 WILLOW WAY of £406,000 on 13th June 2025. For the value to have increased from £406,000 to £425,353 over the one year and two months to April 2026, the following assumptions must hold true:

• The value of 32 WILLOW WAY has moved in line with the HPI for semi-detached houses in the Central Bedfordshire local authority area.
• The June 2025 sale price of £406,000 represented a fair market value for the property.
• The size, condition, and specification of 32 WILLOW WAY has not materially changed since June 2025.

How Large is 32 WILLOW WAY?

32 WILLOW WAY is 115m², which includes two extensions, according to the EPC inspection conducted in December 2024. This puts it in the smallest 40% of semi-detached houses houses in Ampthill, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Ampthill, and where 32 WILLOW WAY lies on this distribution: 37% of semi-detached houses houses are smaller than 32 WILLOW WAY, and 62% of houses are larger. Note that EPC data is not available for all properties in Ampthill.

32 WILLOW WAY: Plot and Title Map

32 WILLOW WAY sits on a plot of roughly 0.050 of an acre, or 203m². The below map shows the location of 32 WILLOW WAY, 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 32 WILLOW WAY). 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 32 WILLOW WAY?

32 WILLOW WAY is located in AMPTHILL, in the MK45 postcode district. The below map shows the position of No. 32 on WILLOW WAY.