If you’re looking for a place that blends historic charm, excellent schools, beautiful countryside and easy access to London, Ampthill is a standout choice. Tucked in Central Bedfordshire, this small market town offers a village feel with the practicality of modern connections — ideal for families, commuters, and downsizers alike.
At Country Properties, we’ve been helping people buy and sell in Ampthill for decades. Whether you’re considering a move, looking to sell, or just getting to know the area better, this guide will walk you through the key things to know about local schools, transport, lifestyle and, of course, the property market.
Living in Ampthill: Location and lifestyle at a glance
Ampthill is located between Bedford and Luton, around 8 miles from both, and just 1.5 miles from Flitwick station. It offers all the essentials of modern living but with a unique period character. The town is known for its Georgian architecture, cobbled high street, and a thriving community that genuinely cares about its surroundings.
Residents love Ampthill for its:
- Independent shops and cafes
- Excellent schools within walking distance
- Access to Ampthill Great Park, a vast stretch of green space with woodland walks, a cafe, and playgrounds
- Weekly market and seasonal events
Whether you’re strolling through the high street or exploring one of the many local walking routes, it’s easy to see why Ampthill continues to attract buyers from across Bedfordshire, Hertfordshire and North London.
Ampthill house prices and property types
Ampthill has long been a desirable spot in Bedfordshire, and the local property market reflects that. According to Rightmove, the average house price in Ampthill over the past year is around £430,000, with property types ranging from period cottages to newer executive homes.
Typical prices by property type:
- Terraced houses: £320,000 – £400,000
- Semi-detached homes: £400,000 – £450,000
- Detached family homes: £500,000 – £750,000+
- Flats: £200,000 – £250,000
The town has a great mix of property styles:
- Character cottages in the centre appeal to downsizers and young professionals
- Post-war family homes in residential streets are ideal for upsizers
- Newer developments, such as those off the A507, provide modern living with energy efficiency
Buyer demand remains strong, particularly for homes with off-road parking, gardens, and school catchment access. In the current market, well-presented homes are achieving close to asking price and often generate multiple viewings.
A closer look at Ampthill schools
One of the biggest draws for families moving to Ampthill is the excellent local education. The town follows the three-tier system common in Central Bedfordshire:
Russell Lower School
Well regarded for its nurturing environment and high standards for ages 4 to 9. A central part of the community.
Alameda Middle School
A strong-performing middle school for children aged 9 to 13. Known for its pastoral care, range of extracurricular activities, and community links.
Redborne Upper School & Community College
Ampthill’s upper school has academy status and serves students aged 13 to 18. It has an on-site sixth form and offers a wide curriculum. Ofsted rates the school as ‘Good’, with high praise for leadership and outcomes.
For families seeking private education, Bedford Girls’ School, Bedford School, and Kimbolton School are all within reach.
The quality and range of schools in Ampthill has a direct impact on the local housing market. Homes within catchment for Russell and Alameda are particularly sought-after, and competition is strong during the school application window.
How well connected is Ampthill?
While Ampthill doesn’t have its own train station, its location just 1.5 miles from Flitwick Station makes it a commuter-friendly spot.
By train:
- Flitwick to London St Pancras: ~45 minutes
- Flitwick to Bedford: ~12 minutes
- Direct trains also run to Luton Airport Parkway, St Albans and beyond
By road:
- A507 links the town directly to the M1 (J12/13) in under 15 minutes
- Easy access to A6, A421 and onward to Milton Keynes, Bedford and Cambridge
Buses:
- Regular services run between Ampthill, Flitwick, Bedford and Luton
This excellent connectivity makes Ampthill an attractive choice for:
- Hybrid and remote workers who want more space and countryside
- Commuters to London, Luton, or Cambridge
- Buyers relocating from North London, who find better value and lifestyle here
What it’s like to live day-to-day in Ampthill
Ampthill punches well above its weight when it comes to lifestyle and amenities.
Green space:
- Ampthill Great Park offers 160 acres of rolling parkland, play areas, woodland trails, and dog-walking routes
- A popular location for summer concerts, fitness classes, and family picnics
Shopping and eating out:
- A wide range of independent shops: florists, homeware, delis and boutiques
- Waitrose supermarket just outside the town centre
- Local favourites include:
- Cakestand & Crumb for artisan bakes
- The White Hart and The Hide for pub food and cocktails
- Ampthill Brewery Tap for local craft beers and community spirit
Leisure and community:
- Active local sports clubs: rugby, cricket, tennis
- Ampthill Library and community centre for events and workshops
- Healthcare: GP surgery, dental practice and local pharmacy in town
Annual events:
- Ampthill Festival, including Proms in the Park and AmpRocks
- Christmas Market and lights switch-on
- Farmers’ markets and car boot sales in neighbouring villages
The combination of community, culture, and countryside gives Ampthill a lifestyle that’s hard to match.
Is now a good time to buy or sell in Ampthill?
The market in Ampthill continues to show resilience and strength. With a limited supply of available homes, particularly 3-4 bedroom family houses, competition remains high.
For buyers:
- Be prepared to act quickly on well-priced homes
- New instructions often generate high interest in the first week
- Getting mortgage-ready before booking viewings gives buyers an edge
For sellers:
- Family homes, cottages, and properties with gardens are in demand
- Homes in school catchments or walking distance to the park command a premium
- Presentation matters: small improvements can lead to stronger offers
At Country Properties, our local market insight allows us to price accurately and market strategically.
View current listings in Ampthill
Local insight and expert support from Country Properties
We’ve been part of the Ampthill community for decades. As a locally rooted team, we combine national reach with local expertise to help:
Sellers:
- Get accurate, data-backed valuations
- Maximise property potential with targeted marketing
- Reach motivated buyers in the area
Buyers:
- Find properties suited to your needs, lifestyle and budget
- Get early alerts on new instructions
- Navigate school catchments, transport options and local amenities
We know which streets perform best, which homes sell quickest, and what buyers are looking for right now. That knowledge gives our clients the advantage.
Final thoughts
Ampthill is one of Bedfordshire’s most desirable small towns for a reason. It offers a peaceful setting without sacrificing connectivity, a strong sense of community, and access to great schools, green spaces and amenities.
Whether you’re looking to move into the area or thinking about selling, the local market is full of opportunity — and Country Properties Ampthill is here to help you make the most of it.
Ready to take your next step? Speak to our team today.
