Semi-Detached

23 WEST HILL ROAD

LUTON, LU1 3LZ

£435,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LU1 3LZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	u Leona	0.2 miles
Bus stop	Unknown	0.2 miles
Train station	Luton Airport Parkway	0.8 miles
Hospital	Luton and Dunstable Hospital	3.2 miles
University	University of Bedfordshire	9.8 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

136 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£435,000 Jan 2026

Price per m²

£3,199/m²

Local average

£366,558 (26 sales)

Street crime

595 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 25/04/2025

Current heating cost: £1,301/year

Potential heating cost: £952/year

Est. upgrade cost to C: £14,275

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/01/2026	£435,000	Semi-detached	—	£428,462 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
200 STRATHMORE AVENUE, LUTON, LU1 3QP	£350,000	19/12/2025	Semi-detached
76 TENNYSON ROAD, LUTON, LU1 3RR	£210,000	12/12/2025	Semi-detached
96 COWPER STREET, LUTON, LU1 3SE	£260,000	03/12/2025	Semi-detached
125 COWPER STREET, LUTON, LU1 3SD	£288,500	14/12/2023	Semi-detached
69 LONDON ROAD, LUTON, LU1 3UG	£395,000	11/09/2023	Semi-detached
55 ST PAULS ROAD, LUTON, LU1 3RU	£365,000	14/07/2023	Semi-detached
86 CUTENHOE ROAD, LUTON, LU1 3NF	£425,000	14/06/2023	Semi-detached
61 BAKER STREET, LUTON, LU1 3QB	£280,000	02/06/2023	Semi-detached
192 STRATHMORE AVENUE, LUTON, LU1 3QP	£305,000	26/05/2023	Semi-detached
124 HARCOURT STREET, LUTON, LU1 3QL	£305,000	25/04/2023	Semi-detached
232 STRATHMORE AVENUE, LUTON, LU1 3QR	£372,000	23/03/2023	Semi-detached
13 CUTENHOE ROAD, LUTON, LU1 3NB	£413,000	23/03/2023	Semi-detached
67 ST PAULS ROAD, LUTON, LU1 3RU	£390,000	09/12/2022	Semi-detached
36 CUTENHOE ROAD, LUTON, LU1 3NE	£475,000	08/12/2022	Semi-detached
4 WEST HILL ROAD, LUTON, LU1 3LY	£470,000	01/12/2022	Semi-detached
11 CUTENHOE ROAD, LUTON, LU1 3NB	£475,000	30/11/2022	Semi-detached
65 WEST HILL ROAD, LUTON, LU1 3LZ	£425,000	01/11/2022	Semi-detached
22 ORMSBY CLOSE, LUTON, LU1 3SN	£315,000	28/10/2022	Semi-detached
118 BAKER STREET, LUTON, LU1 3QA	£240,000	30/09/2022	Semi-detached
20 WEST HILL ROAD, LUTON, LU1 3LY	£517,000	29/07/2022	Semi-detached

Area average: £363,775 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 13.9%

10y growth 26%

House Price Index (HM Land Registry — official index, not sold-price averages): Luton. Series: Semi-detached. As of March 2026.

1y (index) -0.7%

5y (index) 16.1%

10y (index) 34.7%

Rental Range

Estimated market rent for Luton. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,093/mo

Realistic £1,214/mo

Optimistic £1,335/mo

Based on Local Authority from postcode lookup → Luton.

LHA (30th percentile) floor for Luton: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
5 Bed Semi-Detached House, Alton Road, LU1	£2,275/mo	5	0.34 miles	OpenRent

Average rent: £2,275/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £284,375

Target investor price (1%) £227,500

Gross yield 6.3%

Cost-to-rent ratio 15.9×

Monthly cashflow £309/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	195
Anti-social behaviour	72
Other theft	61
Public order	49
Shoplifting	46
Vehicle crime	45
Drugs	38
Criminal damage and arson	36
Other crime	12
Burglary	10
Bicycle theft	9
Theft from the person	8
Possession of weapons	7
Robbery	7
Total incidents	595

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Oakwood Primary School	Other	0.1 miles	Good — 21 Sep 2022
Tennyson Road Primary School	Primary	0.2 miles	Outstanding — 1 Jul 2024
Surrey Street Primary School	Primary	0.3 miles	Good — 8 Jul 2019
Avenue Centre for Education	Other	0.3 miles	Good — 14 Mar 2024
Chapel Street Nursery School	Nursery	0.5 miles	Good — 22 Mar 2013

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
04/09/2015	13/08/2015	1	1

# 23 WEST HILL ROAD, LUTON, LU1 3LZ

## Property details

- Slug: `96ca7b0` (address key hash: `96ca7b0509b618d6f9fe734e518a043fde3885f0`)
- Postcode: LU1 3LZ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 136 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £435,000 Jan 2026
- Price per m²: £3,199/m²
- Local average: £366,558 (26 sales)
- Street crime: 595 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £435,000
- Date: 2026-01-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £1,301/year
- **Est. upgrade cost to C:** £14,275

### Recommendations
- A2 (£850 - £1,500)
- W1 (£800 - £1,200)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2180-9514-3050-8005-5821)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-20 | £435,000 | Semi-detached | — | £428,462 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-8c4c-591c-e063-4704a8c00c31) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WEST HILL ROAD, LUTON, LU1 3LZ | £435,000 | 20/01/2026 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 200 STRATHMORE AVENUE, LUTON, LU1 3QP | £350,000 | 19/12/2025 | Semi-detached |
| 76 TENNYSON ROAD, LUTON, LU1 3RR | £210,000 | 12/12/2025 | Semi-detached |
| 96 COWPER STREET, LUTON, LU1 3SE | £260,000 | 03/12/2025 | Semi-detached |
| 125 COWPER STREET, LUTON, LU1 3SD | £288,500 | 14/12/2023 | Semi-detached |
| 69 LONDON ROAD, LUTON, LU1 3UG | £395,000 | 11/09/2023 | Semi-detached |
| 55 ST PAULS ROAD, LUTON, LU1 3RU | £365,000 | 14/07/2023 | Semi-detached |
| 86 CUTENHOE ROAD, LUTON, LU1 3NF | £425,000 | 14/06/2023 | Semi-detached |
| 61 BAKER STREET, LUTON, LU1 3QB | £280,000 | 02/06/2023 | Semi-detached |
| 192 STRATHMORE AVENUE, LUTON, LU1 3QP | £305,000 | 26/05/2023 | Semi-detached |
| 124 HARCOURT STREET, LUTON, LU1 3QL | £305,000 | 25/04/2023 | Semi-detached |
| 232 STRATHMORE AVENUE, LUTON, LU1 3QR | £372,000 | 23/03/2023 | Semi-detached |
| 13 CUTENHOE ROAD, LUTON, LU1 3NB | £413,000 | 23/03/2023 | Semi-detached |
| 67 ST PAULS ROAD, LUTON, LU1 3RU | £390,000 | 09/12/2022 | Semi-detached |
| 36 CUTENHOE ROAD, LUTON, LU1 3NE | £475,000 | 08/12/2022 | Semi-detached |
| 4 WEST HILL ROAD, LUTON, LU1 3LY | £470,000 | 01/12/2022 | Semi-detached |
| 11 CUTENHOE ROAD, LUTON, LU1 3NB | £475,000 | 30/11/2022 | Semi-detached |
| 65 WEST HILL ROAD, LUTON, LU1 3LZ | £425,000 | 01/11/2022 | Semi-detached |
| 22 ORMSBY CLOSE, LUTON, LU1 3SN | £315,000 | 28/10/2022 | Semi-detached |
| 118 BAKER STREET, LUTON, LU1 3QA | £240,000 | 30/09/2022 | Semi-detached |
| 20 WEST HILL ROAD, LUTON, LU1 3LY | £517,000 | 29/07/2022 | Semi-detached |

**Area average:** £363,775 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 13.9%
- **10y growth:** 26%

## House Price Index (HM Land Registry)

*Official index for Luton; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.7%
- **5y growth (index):** 16.1%
- **10y growth (index):** 34.7%

## Rental Range

*ONS Price Index of Private Rents (Luton). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,093/mo
- **Realistic:** £1,214/mo
- **Optimistic:** £1,335/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Luton (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 5 Bed Semi-Detached House, Alton Road, LU1 | £2,275/mo | 5 | 0.34 miles | OpenRent |

**Average rent: £2,275/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £284,375
- **Target investor price (1%):** £227,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,275/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.9×
- **Monthly cashflow:** £309/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 195 |
| Anti-social behaviour | 72 |
| Other theft | 61 |
| Public order | 49 |
| Shoplifting | 46 |
| Vehicle crime | 45 |
| Drugs | 38 |
| Criminal damage and arson | 36 |
| Other crime | 12 |
| Burglary | 10 |
| Bicycle theft | 9 |
| Theft from the person | 8 |
| Possession of weapons | 7 |
| Robbery | 7 |
| **Total incidents** | **595** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Oakwood Primary School | Other | 0.1 miles | Good — 21 Sep 2022 |
| Tennyson Road Primary School | Primary | 0.2 miles | Outstanding — 1 Jul 2024 |
| Surrey Street Primary School | Primary | 0.3 miles | Good — 8 Jul 2019 |
| Avenue Centre for Education | Other | 0.3 miles | Good — 14 Mar 2024 |
| Chapel Street Nursery School | Nursery | 0.5 miles | Good — 22 Mar 2013 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11177430
- **Address:** 23 West Hill Road, LUTON, LU1 3LZ
- **Certificate Issued:** 04/09/2015
- **Work Completed:** 13/08/2015
- **Items:** 1 window(s), 1 door(s)