Willow Tree House, Claxby Moor, Market Rasen, LN8 3YP

View house price history, sold prices, EPC ratings, floor area, valuation estimates and property details for Willow Tree House, Claxby Moor, Market Rasen, LN8 3YP.

Property Type: Detached

This page contains historic sold price data, property characteristics, EPC certificate information and valuation estimates for Willow Tree House, Claxby Moor, Market Rasen, LN8 3YP. Property information is compiled from Land Registry and EPC records where available.

Property Sale History

11 Dec 2025
+ 84%
£400,000
24 Oct 2005
+ 36%
£217,000
15 May 2003
+ 48%
£160,000
22 Oct 2001
+ 170%
£108,000
17 Oct 1995
£40,000

Nearby Primary Schools

Distance Name Age Range Gender Religion Admissions Special Classes Type
2.36 miles Osgodby Primary School 4 - 11 Mixed - - ✗ Local authority
2.64 miles Nettleton Community Primary School 4 - 11 Mixed - - ✗ Local authority
3.51 miles Caistor CofE and Methodist Primary School 3 - 11 Mixed Church of England/Methodist Non-selective ✗ Local authority
4.13 miles The Middle Rasen Primary School 4 - 11 Mixed - - ✗ Local authority
4.54 miles Kelsey Primary School 3 - 11 Mixed - - ✗ Local authority
4.56 miles The Market Rasen Church of England Primary School 4 - 11 Mixed Church of England - ✗ Local authority
5.30 miles Tealby School 4 - 11 Mixed - - ✗ Local authority
5.50 miles Grasby All Saints Church of England Primary School 3 - 11 Mixed Church of England - ✗ Local authority
6.57 miles Waddingham Primary School 2 - 11 Mixed - - ✗ Local authority
7.14 miles Legsby Primary School 4 - 11 Mixed - - ✗ Local authority
7.29 miles Binbrook CofE Primary School 4 - 11 Mixed Church of England - ✗ Local authority
7.52 miles Normanby Primary School 4 - 11 Mixed - - ✗ Local authority
7.55 miles Faldingworth Community Primary School 4 - 11 Mixed - - ✗ Local authority
7.83 miles Hibaldstow Academy 4 - 11 Mixed - - ✗ Academies
8.63 miles St Barnabas CofE Primary School, Barnetby 5 - 11 Mixed Church of England - ✗ Local authority
8.99 miles Wrawby St Mary's CofE Primary School 4 - 11 Mixed Church of England - ✗ Academies
9.27 miles Brigg Primary School 3 - 11 Mixed - - ✗ Local authority
9.29 miles St Mary's Catholic Primary Voluntary Academy (Brigg) 4 - 11 Mixed Roman Catholic - ✗ Academies
9.44 miles East Ravendale CofE Primary School Academy 3 - 11 Mixed Church of England - ✗ Academies
9.50 miles Kirmington CofE Primary School 3 - 11 Mixed Church of England - ✗ Local authority
9.51 miles Hemswell Cliff Primary School 3 - 11 Mixed - - ✗ Local authority
9.57 miles Scawby Academy 4 - 11 Mixed - - ✗ Academies
9.73 miles Keelby Primary Academy 4 - 11 Mixed - - ✗ Academies
9.79 miles Kirton Lindsey Primary Academy 5 - 11 Mixed - - ✗ Academies
10.02 miles Laceby Stanford Primary Academy 4 - 11 Mixed None - ✗ Academies
10.19 miles Willoughton Primary School 4 - 11 Mixed - - ✗ Local authority
10.33 miles The Hackthorn Church of England Primary School 4 - 11 Mixed Church of England - ✗ Local authority
11.05 miles Broughton Primary Academy 4 - 11 Mixed - - ✗ Academies
11.08 miles Waltham Gateway Academy 4 - 11 Mixed None Non-selective - Free Schools
11.16 miles Dunholme St Chad's Church of England Primary School 4 - 11 Mixed Church of England - ✗ Local authority
11.25 miles Welton St Mary's Church of England Primary Academy 4 - 11 Mixed Church of England - ✗ Academies
11.52 miles Ulceby St Nicholas Church of England Primary School 4 - 11 Mixed Church of England Non-selective - Academies
11.57 miles Wragby Primary School 4 - 11 Mixed - - ✗ Local authority
11.69 miles Waltham Leas Primary Academy 5 - 11 Mixed - - - Academies
11.72 miles Laceby Acres Primary Academy 4 - 11 Mixed - - ✗ Academies
11.87 miles Springfield Primary Academy 3 - 11 Mixed - - ✗ Academies
11.91 miles Western Primary School 3 - 11 Mixed - - ✗ Local authority
11.93 miles Ingham Primary School 4 - 11 Mixed - - ✗ Local authority
11.96 miles Woodlands Academy 3 - 11 Mixed - - Academies
11.97 miles Worlaby Academy 4 - 11 Mixed - - ✗ Academies
11.99 miles Stallingborough CofE Primary School 4 - 11 Mixed Church of England - ✗ Local authority
12.02 miles Healing Primary Academy 5 - 11 Mixed - - ✗ Academies
12.04 miles Scartho Gateway Academy 4 - 11 Mixed None Non-selective - Free Schools
12.16 miles Wybers Wood Academy 4 - 11 Mixed - - ✗ Academies
12.24 miles The Donington-on-Bain School 4 - 11 Mixed - - ✗ Local authority
12.26 miles Ellison Boulters Church of England Primary School 4 - 11 Mixed Church of England - ✗ Academies
12.28 miles Fairfield Academy 3 - 11 Mixed - - ✗ Academies
12.38 miles Wootton St Andrew's CofE Primary School 4 - 11 Mixed Church of England - - Local authority
12.39 miles Grange Primary School 3 - 11 Mixed - - - Local authority
12.41 miles Lift North Thoresby 4 - 11 Mixed - - ✗ Academies

Nearby Secondary Schools

Distance Name Age Range Sixth Form Gender Religion Admissions Special Classes Type
3.56 miles Caistor Grammar School 11 - 18 ✓ Mixed None Selective ✗ Academies
3.81 miles Caistor Yarborough Academy 11 - 16 ✗ Mixed - Non-selective ✗ Academies
4.84 miles De Aston School 11 - 18 ✓ Mixed Christian Non-selective ✓ Academies
8.91 miles Sir John Nelthorpe School 11 - 19 ✓ Mixed None Non-selective ✗ Local authority
9.27 miles The Vale Academy 11 - 18 ✓ Mixed - Non-selective ✗ Academies
9.42 miles Kirton Academy 11 - 16 ✗ Mixed - - Academies
11.50 miles William Farr CofE Comprehensive School 11 - 18 ✓ Mixed Church of England Non-selective ✗ Academies
11.74 miles Healing Academy 11 - 16 ✗ Mixed None Non-selective ✗ Academies
12.45 miles Waltham Toll Bar Academy 11 - 18 ✓ Mixed None Non-selective ✗ Academies
12.52 miles John Whitgift Academy 11 - 16 ✗ Mixed - Non-selective ✗ Academies
12.80 miles Oasis Academy Immingham 11 - 16 ✗ Mixed - Non-selective ✗ Academies
12.94 miles Ormiston Maritime Academy 11 - 16 ✗ Mixed - Non-selective ✓ Academies
13.33 miles Oasis Academy Wintringham 11 - 16 - Mixed - Non-selective ✗ Academies
13.86 miles Frederick Gough School 11 - 16 ✗ Mixed - Non-selective ✗ Local authority
14.30 miles St Bede's Catholic Voluntary Academy 11 - 16 ✗ Mixed Roman Catholic Non-selective ✗ Academies
14.53 miles Beacon Academy 11 - 16 ✗ Mixed - Non-selective - Academies
14.57 miles Humberston Academy 11 - 16 ✗ Mixed None Non-selective ✗ Academies
14.69 miles Outwood Academy Brumby 11 - 16 ✗ Mixed - Non-selective - Academies
14.72 miles The Priory Pembroke Academy 11 - 16 ✗ Mixed None Non-selective - Academies
14.73 miles Havelock Academy 11 - 18 ✓ Mixed - Non-selective ✗ Academies
14.78 miles Cleethorpes Academy 11 - 16 - Mixed - Non-selective ✗ Academies
15.08 miles Melior Community Academy 11 - 16 ✗ Mixed - Non-selective - Academies
15.17 miles Engineering UTC Northern Lincolnshire 13 - 19 ✓ Mixed None - Free Schools
15.51 miles King Edward VI Grammar School 11 - 18 ✓ Mixed None Selective ✗ Academies
15.88 miles Lincoln Castle Academy 11 - 16 - Mixed None - Academies
15.90 miles The St Lawrence Academy 11 - 16 - Mixed Church of England Non-selective ✗ Academies
16.07 miles Lincoln Christ's Hospital School 11 - 18 ✓ Mixed Christian Non-selective ✗ Academies
16.09 miles Louth Academy 11 - 16 ✗ Mixed - Non-selective - Academies
16.28 miles Baysgarth School 11 - 16 ✗ Mixed - Non-selective ✗ Local authority
16.43 miles Outwood Academy Foxhills 11 - 16 ✗ Mixed - Non-selective ✗ Academies
16.63 miles The Gainsborough Academy 11 - 16 ✗ Mixed None - Academies
16.74 miles Lincoln UTC 14 - 19 ✓ Mixed None - Free Schools
17.44 miles Winterton Community Academy 11 - 16 ✗ Mixed - Non-selective ✗ Academies
17.49 miles The Queen Elizabeth's High School, Gainsborough 11 - 18 ✓ Mixed - Selective ✗ Local authority
18.19 miles Branston Community Academy 11 - 18 ✓ Mixed None Non-selective ✓ Academies
18.46 miles The Priory Academy LSST 11 - 18 ✓ Mixed - Non-selective ✗ Academies
18.58 miles St Peter and St Paul, Catholic Voluntary Academy 11 - 18 ✓ Mixed Roman Catholic Non-selective ✗ Academies
18.69 miles The Priory City of Lincoln Academy 11 - 18 ✓ Mixed - Non-selective ✗ Academies
19.36 miles Queen Elizabeth's Grammar School, Horncastle 11 - 18 ✓ Mixed None Selective ✗ Academies
19.67 miles Sirius Academy West 11 - 18 ✓ Mixed - Non-selective ✗ Academies
19.85 miles South Axholme Academy 11 - 16 - Mixed None Non-selective ✗ Academies

Nearby Sixth Forms including Colleges

Distance Name Phase Age Range Sixth Form Gender Religion Admissions Special Classes Type
3.56 miles Caistor Grammar School Secondary 11 - 18 ✓ Mixed None Selective ✗ Academies
4.84 miles De Aston School Secondary 11 - 18 ✓ Mixed Christian Non-selective ✓ Academies
8.91 miles Sir John Nelthorpe School Secondary 11 - 19 ✓ Mixed None Non-selective ✗ Local authority
9.27 miles The Vale Academy Secondary 11 - 18 ✓ Mixed - Non-selective ✗ Academies
11.50 miles William Farr CofE Comprehensive School Secondary 11 - 18 ✓ Mixed Church of England Non-selective ✗ Academies
12.45 miles Waltham Toll Bar Academy Secondary 11 - 18 ✓ Mixed None Non-selective ✗ Academies
12.55 miles Cambridge Park Academy Not applicable 3 - 19 ✓ Mixed - - ✓ Academies
12.62 miles Franklin Sixth Form College 16 plus 16 - 99 ✓ Mixed None - Academies
13.06 miles TEC Partnership 16 plus 14 - 99 - Mixed - - - Colleges
13.35 miles St James' School Not applicable 11 - 18 ✓ Mixed Church of England Non-selective ✓ Independent schools
13.64 miles Coritani Academy Not applicable 7 - 19 ✓ Mixed - - - Academies
14.38 miles Learning4Life-GY Not applicable 14 - 19 ✓ Mixed - Independent schools
14.73 miles Havelock Academy Secondary 11 - 18 ✓ Mixed - Non-selective ✗ Academies
14.75 miles South Park Enterprise College (11-19) Not applicable 11 - 19 ✓ Mixed None - - Independent schools
14.78 miles Humberston Park School Not applicable 3 - 19 ✓ Mixed - - ✓ Academies
15.17 miles Engineering UTC Northern Lincolnshire Secondary 13 - 19 ✓ Mixed None - Free Schools
15.32 miles Trent View College Not applicable 16 - 19 ✓ Mixed None Non-selective - Free Schools
15.32 miles John Leggott Sixth Form College 16 plus 14 - 99 - Mixed - - - Colleges
15.51 miles King Edward VI Grammar School Secondary 11 - 18 ✓ Mixed None Selective ✗ Academies
15.64 miles OneSchool Global UK Ridgeway Campus Not applicable 7 - 18 ✓ Mixed Plymouth Brethren Christian Church - - Independent schools
15.85 miles The St Francis Special School, Lincoln Not applicable 2 - 19 ✓ Mixed - - ✓ Special schools
16.07 miles Lincoln Christ's Hospital School Secondary 11 - 18 ✓ Mixed Christian Non-selective ✗ Academies
16.22 miles Options Barton Not applicable 5 - 19 ✓ Mixed None - ✓ Special schools
16.59 miles Lincoln Minster School Not applicable 4 - 18 ✓ Mixed Christian Non-selective ✗ Independent schools
16.61 miles St Bernard's School Not applicable 2 - 19 ✓ Mixed - - ✓ Academies
16.63 miles Aegir - A Specialist Academy Not applicable 11 - 19 ✓ Mixed - Non-selective ✓ Academies
16.74 miles Lincoln UTC Secondary 14 - 19 ✓ Mixed None - Free Schools
16.78 miles Lincoln College 16 plus 16 - 99 - Mixed - - - Colleges
17.49 miles The Queen Elizabeth's High School, Gainsborough Secondary 11 - 18 ✓ Mixed - Selective ✗ Local authority
18.19 miles Branston Community Academy Secondary 11 - 18 ✓ Mixed None Non-selective ✓ Academies
18.46 miles The Priory Academy LSST Secondary 11 - 18 ✓ Mixed - Non-selective ✗ Academies
18.58 miles St Peter and St Paul, Catholic Voluntary Academy Secondary 11 - 18 ✓ Mixed Roman Catholic Non-selective ✗ Academies
18.69 miles The Priory City of Lincoln Academy Secondary 11 - 18 ✓ Mixed - Non-selective ✗ Academies
19.25 miles The Priory Witham Academy All-through 2 - 18 ✓ Mixed - Non-selective ✗ Academies
19.31 miles Hessle High School and Penshurst Primary School All-through 3 - 19 ✓ Mixed - Non-selective ✗ Academies
19.36 miles Queen Elizabeth's Grammar School, Horncastle Secondary 11 - 18 ✓ Mixed None Selective ✗ Academies
19.60 miles The Lincoln St Christopher's School Not applicable 3 - 19 ✓ Mixed - - ✓ Special schools
19.67 miles Ganton School Not applicable 2 - 19 ✓ Mixed - - ✓ Academies
19.67 miles Sirius Academy West Secondary 11 - 18 ✓ Mixed - Non-selective ✗ Academies
19.72 miles St Anne's School and Sixth Form College Not applicable 2 - 19 ✓ Mixed - - ✓ Special schools

Nearby Independent Schools

Distance Name Age Range Sixth Form Gender Religion Admissions Special Classes
13.22 miles St Martin's Preparatory School 2 - 11 ✗ Mixed None Non-selective ✗
13.35 miles St James' School 11 - 18 ✓ Mixed Church of England Non-selective ✓
14.38 miles Learning4Life-GY 14 - 19 ✓ Mixed -
14.75 miles South Park Enterprise College (11-19) 11 - 19 ✓ Mixed None - -
15.64 miles OneSchool Global UK Ridgeway Campus 7 - 18 ✓ Mixed Plymouth Brethren Christian Church - -
15.74 miles Greenwich House School 3 - 11 ✗ Mixed None Non-selective ✗
16.59 miles Lincoln Minster School 4 - 18 ✓ Mixed Christian Non-selective ✗
16.87 miles Burton Hathow Preparatory School 2 - 11 ✗ Mixed None - -
17.39 miles Handel House Preparatory School 3 - 11 ✗ Mixed None Non-selective ✗
17.69 miles Castles Education 7 - 16 ✗ Mixed -

Nearby Special Schools / Schools with Special Classes

Distance Name Phase Age Range Sixth Form Gender Religion Admissions Special Classes Type
4.84 miles De Aston School Secondary 11 - 18 ✓ Mixed Christian Non-selective ✓ Academies
7.97 miles Acacia School Not applicable 11 - 19 - Mixed - Special schools
8.76 miles Robert Holme Academy Not applicable 5 - 11 - Boys None - Special schools
8.84 miles Hestia School Not applicable 12 - 19 - Mixed None - ✓ Special schools
10.04 miles Best Futures Not applicable 5 - 11 - Mixed None - ✓ Special schools
12.55 miles Cambridge Park Academy Not applicable 3 - 19 ✓ Mixed - - ✓ Academies
12.94 miles Ormiston Maritime Academy Secondary 11 - 16 ✗ Mixed - Non-selective ✓ Academies
13.33 miles The Orchard Independent Special School Not applicable 11 - 16 ✗ Mixed None - - Special schools
13.35 miles St James' School Not applicable 11 - 18 ✓ Mixed Church of England Non-selective ✓ Independent schools
13.46 miles Hera House Not applicable 5 - 14 - Mixed - Special schools
13.75 miles Tle Independent School Not applicable 11 - 16 - Mixed - Special schools
13.84 miles Linkage College Not applicable 16 - 25 - Mixed - - ✓ Other types
14.03 miles St Luke's Primary School Not applicable 3 - 11 - Mixed - - ✓ Special schools
14.73 miles Act Fast NL Ltd Not applicable 11 - 25 - Mixed None - - Special schools
14.78 miles Humberston Park School Not applicable 3 - 19 ✓ Mixed - - ✓ Academies
14.83 miles Pledge2Learn Not applicable 11 - 16 ✗ Mixed - Special schools
14.93 miles St Hugh's Special School Not applicable 11 - 16 ✗ Mixed - - ✓ Special schools
15.00 miles Rowan Education Not applicable 10 - 16 - Mixed Non-selective - Special schools
15.54 miles Ermine Primary Academy Primary 3 - 11 ✗ Mixed None ✓ Academies
15.85 miles The St Francis Special School, Lincoln Not applicable 2 - 19 ✓ Mixed - - ✓ Special schools
16.22 miles Options Barton Not applicable 5 - 19 ✓ Mixed None - ✓ Special schools
16.61 miles St Bernard's School Not applicable 2 - 19 ✓ Mixed - - ✓ Academies
16.63 miles Aegir - A Specialist Academy Not applicable 11 - 19 ✓ Mixed - Non-selective ✓ Academies
16.83 miles AALPS College Not applicable 16 - 30 - Mixed - - ✓ Other types
17.22 miles Warren Wood - A Specialist Academy Not applicable 2 - 11 - Mixed - - ✓ Academies
17.66 miles Illuminate You Not applicable 11 - 16 - Mixed - Special schools
17.76 miles Athena School Not applicable 11 - 16 - Mixed - - ✓ Special schools
18.19 miles Branston Community Academy Secondary 11 - 18 ✓ Mixed None Non-selective ✓ Academies
19.43 miles Christopher Pickering Primary School Primary 3 - 11 ✗ Mixed - - ✓ Academies
19.48 miles Bridgeview Special School Not applicable 5 - 12 - Mixed - - ✓ Academies
19.53 miles Fortuna School Not applicable 4 - 11 - Mixed - - ✓ Special schools
19.57 miles St Lawrence School Not applicable 5 - 16 - Mixed - - ✓ Academies
19.60 miles The Lincoln St Christopher's School Not applicable 3 - 19 ✓ Mixed - - ✓ Special schools
19.67 miles Ganton School Not applicable 2 - 19 ✓ Mixed - - ✓ Academies
19.72 miles St Anne's School and Sixth Form College Not applicable 2 - 19 ✓ Mixed - - ✓ Special schools
19.86 miles The Venn Boulevard Centre Not applicable 10 - 18 - Mixed - - ✓ Academies

Nearby Railway Stations

Distance Name
4.71 miles Market Rasen Rail Station
8.59 miles Brigg Rail Station
8.85 miles Barnetby Rail Station
9.97 miles Kirton Lindsey Rail Station
11.36 miles Habrough Rail Station
11.88 miles Stallingborough Rail Station
11.90 miles Ulceby Rail Station
12.21 miles Healing Rail Station
12.80 miles Great Coates Rail Station
13.66 miles Grimsby Town Rail Station
14.16 miles Thornton Abbey Rail Station
14.48 miles Grimsby Docks Rail Station
14.98 miles New Clee Rail Station
15.24 miles Scunthorpe Rail Station
15.62 miles Cleethorpes Rail Station
15.65 miles Goxhill Rail Station
16.83 miles Barton-on-Humber Rail Station
17.12 miles Barrow Haven Rail Station
17.24 miles Lincoln Central Rail Station
17.32 miles Gainsborough Central Rail Station
17.37 miles New Holland Rail Station
17.49 miles Gainsborough Lea Road Rail Station
17.89 miles Saxilby Rail Station
18.01 miles Althorpe Rail Station
18.75 miles Hessle Rail Station
19.41 miles Ferriby Rail Station
20.30 miles Hull Rail Station
20.30 miles Hykeham Rail Station
21.13 miles Brough Rail Station
21.19 miles Crowle Rail Station
21.60 miles Metheringham Rail Station
22.97 miles Cottingham Rail Station
23.79 miles Broomfleet Rail Station
24.09 miles Swinderby Rail Station
25.65 miles Gilberdyke Rail Station
25.99 miles Retford Low Level Rail Station
26.08 miles Retford Rail Station
26.36 miles Saltmarshe Rail Station
26.68 miles Collingham Rail Station
26.72 miles Thorne South Rail Station
27.20 miles Beverley Rail Station
27.45 miles Eastrington Rail Station
27.53 miles Goole Rail Station
27.72 miles Thorne North Rail Station
28.31 miles Ruskington Rail Station
28.98 miles Hatfield & Stainforth Rail Station
29.75 miles Rawcliffe Rail Station
29.94 miles Howden Rail Station
30.11 miles Arram Rail Station
30.49 miles Kirk Sandall Rail Station

Nearby Airports

Distance Name
9.17 miles Humberside Airport
26.92 miles Robin Hood Doncaster Sheffield Airport
42.44 miles Sheffield City Airport

Nearby Bus Stations

Distance Name
13.58 miles Brighowgate Bus Station
13.87 miles Riverhead Bus Station
15.17 miles Scunthorpe Bus Station
15.94 miles Louth Bus Station
17.09 miles Old City Bus Station Site
17.11 miles City Bus Station
17.16 miles Central Bus Station
17.56 miles Gainsborough Bus Station
25.63 miles Retford Bus Station
26.73 miles Mablethorpe Bus Station
27.36 miles Beverley Bus Station
32.05 miles Newark Bus Station
32.76 miles Chapel St Leonards Bus Station
33.11 miles Worksop Bus Station
33.81 miles Ingoldmells Bus Station
35.51 miles Boston Bus Station
35.73 miles Skegness Bus Station
39.19 miles Grantham Bus Station
39.48 miles South Elmsall Bus Station
40.72 miles Mansfield Bus Station
40.83 miles Montgomery Road/Wath Bus Station 1
41.32 miles Rotherham Forge Island Bus Station
41.80 miles Crystal Peaks Bus Station
42.36 miles Eckington Bus Station
42.43 miles Hemsworth Bus Station
42.52 miles Pontefract Bus Station
43.67 miles Sutton Bus Station
44.33 miles Bridlington Bus Station
45.23 miles Castleford Bus Station
46.45 miles Spalding Bus Station
46.70 miles Bulwell Bus Station
46.98 miles Bourne Bus Station
47.20 miles Victoria Bus Station
47.60 miles Tadcaster Bus Station Stand 2
47.64 miles Broad Marsh Bus Station
47.68 miles Broadmarsh Bus Station
47.83 miles Clay Cross Bus Station
49.17 miles Alfreton Bus Station
49.58 miles Wakefield Bus Station

Broadband Availability & Performance in LN8 3YP

Gigabit Coverage

66.7%

Average Download

N/A Mbps

Average Upload

N/A Mbps

Broadband Availability
Gigabit Coverage 66.7%
Ultrafast Coverage 66.7%
Ultrafast 100+ Coverage 66.7%
Superfast Coverage 100.0%
NGA Coverage 100.0%
Below USO 0.0%
Fixed Wireless Availability 0.0%
Broadband Performance
Median Download -
Average Download -
Maximum Download -
Median Upload -
Average Upload -
Maximum Upload -
Average Data Usage -
Median Data Usage -
Connection Distribution
Speed Tier Connections (%)
< 2 Mbps
2 - 5 Mbps
5 - 10 Mbps
10 - 30 Mbps
30 - 300 Mbps
300+ Mbps