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Willow Way, Ampthill, Bedford

MyStreetCheck free street report: Willow Way, Ampthill, Bedford · 31 October 2026 · www.mystreetcheck.co.uk/bedford-central-bedfordshire/willow-way-ampthill/

House prices, sold prices and local information for MK45 2SJ, MK45 2SL, MK45 2SP.

Average price (last 12 months)
£353,750
4 sales
Average price (since 2016)
£319,531
32 sales
Price range
£203k – £410k
lowest to highest sale
Last sale
6 Mar 2026
MK45 2SL

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At a glance

House prices£354k average15% below the Bedford average CrimeLower than averageLower crime than about 80% of neighbourhoods in England DeprivationLess deprived than mostDecile 9 of 10 (10 = least deprived) Nearest station31 min walkFlitwick station Schools1 rated Good or betterWithin 1.5 miles Ultrafast broadband100% of homesNational average 80% Freehold or leaseholdAll freeholdAcross 33 Land Registry sales Conservation areaChecking…Planning designations Green beltChecking…Planning designations Listed buildingsChecking…Within about 200 m Planning applicationsChecking…Within 500 m, last 90 days

32 property sales on Willow Way, Ampthill, Bedford have been recorded by HM Land Registry since 2016. In the last 12 months 4 homes sold here for an average of £353,750. Most sales here are semi-detached homes, which have sold for an average of £341,867. Average sale prices rose from £265,667 in 2016 to £362,500 in 2026 (+36%), though averages on a single street can swing with the mix of homes sold. That is 15% below the Bedford average of £418,593 over the same period. 6 homes here have sold more than once since 2016; 6 of them sold for more the second time. By property type, sales here have been 47% semi-detached, 41% terraced, 13% detached. Recorded sale prices on Willow Way range from £203,000 to £410,000. Every home sold here was sold freehold. Of 176 streets in Bedford with at least two sales in the last year, Willow Way ranks 114th for average price.

House prices on Willow Way compared

Willow Way£353,750
MK45 postcode area£428,139
Bedford£418,593
England & Wales£358,701

Average sale price over the last 12 months. See all MK45 house prices.

Average sale price by year

2016: £265,667 (3 sales)2016£266k2017: £295,833 (3 sales)2017£296k2018: £279,000 (2 sales)2018£279k2019: £338,000 (1 sales)2019£338k2020: £365,000 (2 sales)2020£365k2021: £305,071 (7 sales)2021£305k2022: £310,000 (3 sales)2022£310k2024: £309,333 (3 sales)2024£309k2025: £366,000 (6 sales)2025£366k2026: £362,500 (2 sales)2026£363k

Tenure: 100% freehold and 0% leasehold across 33 recorded sales.

Prices by property type

TypeSalesAverage priceLast sold
Semi-detached15£341,8676 Feb 2026
Terraced13£282,6926 Mar 2026
Detached4£355,50012 Mar 2021

Sold prices on Willow Way

AddressDatePriceTypeTenure
21, Willow Way MK45 2SL 6 Mar 2026£315,000 TerracedFreehold
26, Willow Way MK45 2SJ 6 Feb 2026£410,000 Semi-detachedFreehold
19, Willow Way MK45 2SL 11 Nov 2025£305,000 TerracedFreehold
28, Willow Way MK45 2SJ 4 Nov 2025£385,000 TerracedFreehold
7A, Willow Way MK45 2SJ 22 Sep 2025£398,000 Semi-detachedFreehold
32, Willow Way MK45 2SJ 13 Jun 2025£406,000 Semi-detachedFreehold
58, Willow Way MK45 2SS 31 Mar 2025£322,000 Semi-detachedFreehold
7A, Willow Way MK45 2SJ 28 Mar 2025£380,000 Semi-detachedFreehold
65, Willow Way MK45 2SL 26 Nov 2024£305,000 TerracedFreehold
24, Willow Way MK45 2SJ 21 Aug 2024£345,000 Semi-detachedFreehold
51, Willow Way MK45 2SL 23 May 2024£278,000 TerracedFreehold
1, Willow Way MK45 2SJ 20 Sep 2023£285,000 Semi-detachedFreehold
65, Willow Way MK45 2SL 16 Dec 2022£250,000 TerracedFreehold
60, Willow Way MK45 2SS 2 Sep 2022£360,000 Semi-detachedFreehold
11, Willow Way MK45 2SL 30 Aug 2022£320,000 TerracedFreehold
34, Willow Way MK45 2SJ 30 Sep 2021£290,000 Semi-detachedFreehold
56, Willow Way MK45 2SS 11 Jun 2021£302,500 Semi-detachedFreehold
26, Willow Way MK45 2SJ 14 Apr 2021£290,000 Semi-detachedFreehold
5, Willow Way MK45 2SJ 31 Mar 2021£335,000 Semi-detachedFreehold
63, Willow Way MK45 2SL 23 Mar 2021£260,000 TerracedFreehold
74, Willow Way MK45 2SP 12 Mar 2021£350,000 DetachedFreehold
7A, Willow Way MK45 2SJ 19 Feb 2021£308,000 Semi-detachedFreehold
68, Willow Way MK45 2SP 25 Mar 2020£375,000 DetachedFreehold
82, Willow Way MK45 2SP 24 Jan 2020£355,000 DetachedFreehold
59, Willow Way MK45 2SL 23 Aug 2019£338,000 TerracedFreehold
2, Willow Way MK45 2SJ 3 Aug 2018£329,000 Semi-detachedFreehold
67, Willow Way MK45 2SL 15 Feb 2018£229,000 TerracedFreehold
64, Willow Way MK45 2SS 20 Dec 2017£317,500 Semi-detachedFreehold
3, Willow Way MK45 2SJ 25 Aug 2017£335,000 Semi-detachedFreehold
25, Willow Way MK45 2SL 10 Feb 2017£235,000 TerracedFreehold
68, Willow Way MK45 2SP 17 May 2016£342,000 DetachedFreehold
11, Willow Way MK45 2SL 13 May 2016£252,000 TerracedFreehold
19, Willow Way MK45 2SL 8 Feb 2016£203,000 TerracedFreehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
26, Willow Way £290,000 (Apr 2021) → £410,000 (Feb 2026) +41%
over 5 yrs
19, Willow Way £203,000 (Feb 2016) → £305,000 (Nov 2025) +50%
over 10 yrs
7A, Willow Way £308,000 (Feb 2021) → £380,000 (Mar 2025) → £398,000 (Sep 2025) +29%
over 5 yrs
65, Willow Way £250,000 (Dec 2022) → £305,000 (Nov 2024) +22%
over 2 yrs
11, Willow Way £252,000 (May 2016) → £320,000 (Aug 2022) +27%
over 6 yrs
68, Willow Way £342,000 (May 2016) → £375,000 (Mar 2020) +10%
over 4 yrs

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Schools near Willow Way

SchoolTypeAgesOfstedDistance
Russell Lower School 437 pupils Primary 5–9 Report 0.2 mi
Alameda Middle School 720 pupils Middle deemed secondary 9–13 Report 0.6 mi
The Firs Lower School 350 pupils Primary 2–9 Report 0.6 mi
Redborne Upper School and Community College 1,657 pupils Secondary 13–18 Good Report 0.6 mi
Maulden Lower School 166 pupils Primary 2–9 Report 1.2 mi
Kingsmoor Lower School 167 pupils Primary 2–9 Report 1.5 mi
Templefield Lower School 290 pupils Primary 2–9 Report 1.5 mi
Woodland Middle School Academy 645 pupils Middle deemed secondary 9–13 Report 1.6 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around, shops and health

Train stations

  • Flitwick station 1.5 mi · 31 min walk
  • Millbrook (Beds) station 2.8 mi · 56 min walk
  • Lidlington station 3.3 mi · 1 hr 6 min walk

Nearest bus stops

  • Warren Road (opp) 1 min walk
  • Warren Road (adj) 1 min walk
  • Willow Way (adj, Oliver Street) 2 min walk
  • Willow Way (S-bound, Willow Way) 2 min walk

GP surgeries

  • Houghton Close Surgery
    1 Houghton Close, Ampthill, Bedford · 0.3 mi
  • Greensand Surgery (Ampthill)
    The Health Centre, 57 Oliver Street, Bedford · 0.3 mi
  • Flitwick Surgery
    Highlands, Flitwick, Bedford · 1.4 mi
  • Marston Forest Healthcare
    59 Bedford Road, Marston Moretaine, Bedford · 3.8 mi

Supermarkets

  • Morrisons Daily Morrisons Daily Ampthill Church Street · 0.6 mi
  • Waitrose Waitrose Ampthill · 0.7 mi
  • Budgens Budgens Maulden · 0.9 mi
  • Little Waitrose Shell Little Waitrose Shell Flitwick · 0.9 mi

Pharmacies

  • W Cheeseman & Son Ltd · 0.5 mi
  • The Highlands Pharmacy Ltd · 1.4 mi
  • Tesco Instore Pharmacy · 1.6 mi

Dentists

  • Saxby Dental Surgery · 0.4 mi
  • Dental Surgery · 1.2 mi
  • Flitwick Clinic · 1.4 mi

Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 9 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income8 of 10
Employment9 of 10
Education and skills5 of 10
Health and disability9 of 10
Crime9 of 10
Access to housing and services7 of 10
Living environment9 of 10

Each domain ranked in deciles across England (10 = least deprived).

Homes

HereEng & Wales
Owned72.3%62.5%
Private rented9.5%20.3%
Social rented18.2%17.1%
Households790

People

HereEng & Wales
Under 1518.3%17.4%
Aged 15–6464.0%64.1%
Aged 65+17.7%18.6%
Residents1,843

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Mobile signal

HereEng & Wales
4G indoors, all 4 networks79%89%
4G indoors, at least 1 network100%100%
4G outdoors, all 4 networks99%99%
Calls indoors, all 4 networks88%92%

Share of homes across Central Bedfordshire with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Energy ratings and home sizes on Willow Way

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Who lives around Willow Way

Ethnic group

HereCentral Bedfordshire
White93.5%90.2%
Mixed or Multiple ethnic groups3.8%3%
Asian, Asian British or Asian Welsh1.1%3.5%
Black, Black British, Black Welsh, Caribbean or African1.1%2.4%
Other ethnic group0.4%0.8%

Religion

HereCentral Bedfordshire
Christian47.9%47.9%
No religion46.1%42.8%
Not answered4.8%5.4%
Sikh0.4%0.5%
Other religion0.3%0.5%
Hindu0.2%1%
Muslim0.2%1.3%
Buddhist0.1%0.3%

Country of birth

HereCentral Bedfordshire
Born in the UK94.1%89%
Born outside the UK5.9%11%

Highest qualification

HereCentral Bedfordshire
Level 4 qualifications and above34.5%33.2%
Level 3 qualifications18.8%18.2%
No qualifications15%15%
Level 2 qualifications14.4%14.7%
Level 1 and entry level qualifications8.4%10.4%
Apprenticeship6.4%5.9%
Other qualifications2.4%2.4%

General health

HereCentral Bedfordshire
Very good health50.4%50.4%
Good health34.9%34.5%
Fair health11.1%11.3%
Bad health2.9%3%
Very bad health0.7%0.8%

Cars or vans per household

HereCentral Bedfordshire
1 car or van in household39.1%38.6%
2 cars or vans in household38%36.4%
No cars or vans in household12.8%11.3%
3 or more cars or vans in household10.1%13.8%

Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.

Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Central Bedfordshire.

Planning and heritage near Willow Way

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Planning applications near Willow Way

Recent planning applications around Willow Way from the council's planning register. Choose how far to look:

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Council tax here

Central Bedfordshire Band D is £2,516 a year (Band A £1,677). See every band.

Estate agents near Willow Way

  • Indigo 0.5 mi
  • Country Properties 0.6 mi
  • Town & County 0.6 mi
  • Orchards 0.6 mi
  • Urban & Rural 0.6 mi

Agent locations © OpenStreetMap contributors. More local agents

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