Sold STC Flat

69

DOWNS COURT, DOWNS ROAD, LUTON, LUTON LU1 1QN

2 beds 1 baths 560 sq ft Listed 20 Jun 2019 (-2587d)

£150,000

Guide Price

Reduced on 14 Feb 2020

Save

# 2 bedroom flat for sale (LU1 1QN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 69, DOWNS COURT, DOWNS ROAD, LUTON, LUTON LU1 1QN |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 52 m² |
| Last sold | £155,000 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 23/02/2031
- **Current heating cost:** £1,139/year
- **Est. upgrade cost to C:** £3,175

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4800-4140-0022-5028-1293)

## Description

Located in the heart of Luton is this well presented top floor flat. The property is offered in excellent condition throughout and has the added benefits of a lease of over 900 years and a garage!

Accommodation comprises of entrance hall, lounge/diner, modern kitchen, two double bedrooms and a modern bathroom. Further benefits include double glazing (w/s), electric heating, communal parking along with the garage and communal gardens.

Downs Road is in the heart of Luton, offering easy access to the town centre and train station, making this property an ideal buy to let investment or first time buy. The property has been well looked after by the current owner and viewing is advised.

## Property Photos

- ![Photo 2](/listings/photos/63192612/1248197) - Photo 2
- ![Photo 8](/listings/photos/63192612/1248198) - Photo 8
- ![Photo 9](/listings/photos/63192612/1248199) - Photo 9
- ![Photo 3](/listings/photos/63192612/1248200) - Photo 3
- ![Photo 4](/listings/photos/63192612/1248201) - Photo 4
- ![Photo 5](/listings/photos/63192612/1248203) - Photo 5
- ![Photo 6](/listings/photos/63192612/1248206) - Photo 6
- ![Photo 7](/listings/photos/63192612/1248207) - Photo 7
- ![Photo 10](/listings/photos/63192612/1248208) - Photo 10
- ![Photo 1](/listings/photos/63192612/1248209) - Photo 1

## Floorplans

- ![Floorplan](/listings/photos/63192612/1248210) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DOWNS COURT 69 DOWNS ROAD, LUTON, LU1 1QN | £155,000 | 18/11/2020 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| STARTPOINT 1 DOWNS ROAD, LUTON, LU1 1XW | £122,000 | 25/11/2025 | Flat |
| STARTPOINT 30 DOWNS ROAD, LUTON, LU1 1XW | £90,000 | 17/09/2025 | Flat |
| STARTPOINT 24 DOWNS ROAD, LUTON, LU1 1XW | £109,000 | 12/10/2023 | Flat |
| STARTPOINT 24 DOWNS ROAD, LUTON, LU1 1XW | £70,000 | 24/08/2023 | Flat |
| 33 FLAT 3 ASHBURNHAM ROAD, LUTON, LU1 1JN | £78,000 | 30/11/2022 | Flat |
| STARTPOINT 60 DOWNS ROAD, LUTON, LU1 1XN | £130,000 | 30/11/2022 | Flat |
| 33 FLAT 1 ASHBURNHAM ROAD, LUTON, LU1 1JN | £120,000 | 30/11/2022 | Flat |
| 33 FLAT 2 ASHBURNHAM ROAD, LUTON, LU1 1JN | £160,000 | 30/11/2022 | Flat |
| GREAT DOWNS, 2B FLAT 7 DOWNS ROAD, LUTON, LU1 1QD | £138,000 | 07/10/2022 | Flat |
| STARTPOINT 21 DOWNS ROAD, LUTON, LU1 1XW | £130,000 | 30/08/2022 | Flat |
| GREAT DOWNS, 2B FLAT 10 DOWNS ROAD, LUTON, LU1 1QD | £105,000 | 15/08/2022 | Flat |
| 115 FLAT 1 ASHBURNHAM ROAD, LUTON, LU1 1JW | £80,000 | 09/08/2022 | Flat |
| STARTPOINT 6 DOWNS ROAD, LUTON, LU1 1XW | £116,000 | 02/08/2022 | Flat |
| 19B GROVE ROAD, LUTON, LU1 1QJ | £141,000 | 08/07/2022 | Flat |
| 2 FLAT E DOWNS ROAD, LUTON, LU1 1QR | £175,000 | 16/06/2022 | Flat |
| STARTPOINT 58 DOWNS ROAD, LUTON, LU1 1XN | £123,000 | 16/06/2022 | Flat |
| STARTPOINT 61 DOWNS ROAD, LUTON, LU1 1XN | £125,000 | 25/04/2022 | Flat |
| IDENBURY COURT 4 DOWNS ROAD, LUTON, LU1 1QW | £130,000 | 05/04/2022 | Flat |
| GREAT DOWNS, 2B FLAT 1 DOWNS ROAD, LUTON, LU1 1QD | £146,000 | 01/04/2022 | Flat |
| 19B GROVE ROAD, LUTON, LU1 1QJ | £109,000 | 18/03/2022 | Flat |

**Area average:** £119,850 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £138,294 (27 Flat, LU1, 2024–2026)
- **Deviation:** +8.5%

## Rental Range

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

- **Low:** £1,095/mo
- **Realistic:** £1,217/mo
- **Optimistic:** £1,339/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £873/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Downs Court, Luton, Beds](http://87.117.209.195:8080/listings/ae003d5) | £1,100/mo | 2 | 0.01 miles | Rightmove |
| 2 Bed Flat, Downs Road, LU1 | £1,195/mo | 2 | 0.07 miles | OpenRent |

**Average rent: £1,148/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £143,500
- **Target investor price (1%):** £114,800

*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 £1,148/mo).*

- **Gross yield:** 9.2%
- **Cost-to-rent:** 10.9×
- **Monthly cashflow:** £417/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.5%

*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).*

## Price per Square Metre

- **£/m²:** £2,885/m²

## Capital growth trend

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

- **5y growth:** 12.3%
- **10y growth:** 14.7%

## House Price Index (HM Land Registry)

*Official index for Luton; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** 3%
- **10y growth (index):** 14.9%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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

Photo 2 Photo 8 Photo 9 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 10 Photo 1

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Property details

Tenure

LEASEHOLD

Floor area

52 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£155,000 Nov 2020

Price per m²

£2,885/m²

Local average

£138,294 (+8.5%)

Deprivation

Decile 2 (6,215 of 33,755)

Street crime

858 incidents within 1 mile (May 2026)

Key features

Two Bedrooms
Top Floor Flat
Excellent Condition Throughout
Lease Over 900 years
Garage
Larger Than Average
Town Centre Location
Ideal Buy To Let
Viewing Advised

Additional details

Parking: Yes

Description

Located in the heart of Luton is this well presented top floor flat. The property is offered in excellent condition throughout and has the added benefits of a lease of over 900 years and a garage!
Accommodation comprises of entrance hall, lounge/diner, modern kitchen, two double bedrooms and a modern bathroom. Further benefits include double glazing (w/s), electric heating, communal parking along with the garage and communal gardens.
Downs Road is in the heart of Luton, offering easy access to the town centre and train station, making this property an ideal buy to let investment or first time buy. The property has been well looked after by the current owner and viewing is advised.

Listed by

Luton

Penrose Estate Agents LTD

Reference: 63192612

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 24/02/2021

Expiry date: 23/02/2031

Current heating cost: £1,139/year

Potential heating cost: £348/year

Est. upgrade cost to C: £3,175

EPC E 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)
Cavity wall insulation (£500 - £1,500)
High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	18/11/2020 (5 years ago)	£155,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
STARTPOINT 1 DOWNS ROAD, LUTON, LU1 1XW	£122,000	25/11/2025	Flat
STARTPOINT 30 DOWNS ROAD, LUTON, LU1 1XW	£90,000	17/09/2025	Flat
STARTPOINT 24 DOWNS ROAD, LUTON, LU1 1XW	£109,000	12/10/2023	Flat
STARTPOINT 24 DOWNS ROAD, LUTON, LU1 1XW	£70,000	24/08/2023	Flat
33 FLAT 3 ASHBURNHAM ROAD, LUTON, LU1 1JN	£78,000	30/11/2022	Flat
STARTPOINT 60 DOWNS ROAD, LUTON, LU1 1XN	£130,000	30/11/2022	Flat
33 FLAT 1 ASHBURNHAM ROAD, LUTON, LU1 1JN	£120,000	30/11/2022	Flat
33 FLAT 2 ASHBURNHAM ROAD, LUTON, LU1 1JN	£160,000	30/11/2022	Flat
GREAT DOWNS, 2B FLAT 7 DOWNS ROAD, LUTON, LU1 1QD	£138,000	07/10/2022	Flat
STARTPOINT 21 DOWNS ROAD, LUTON, LU1 1XW	£130,000	30/08/2022	Flat
GREAT DOWNS, 2B FLAT 10 DOWNS ROAD, LUTON, LU1 1QD	£105,000	15/08/2022	Flat
115 FLAT 1 ASHBURNHAM ROAD, LUTON, LU1 1JW	£80,000	09/08/2022	Flat
STARTPOINT 6 DOWNS ROAD, LUTON, LU1 1XW	£116,000	02/08/2022	Flat
19B GROVE ROAD, LUTON, LU1 1QJ	£141,000	08/07/2022	Flat
2 FLAT E DOWNS ROAD, LUTON, LU1 1QR	£175,000	16/06/2022	Flat
STARTPOINT 58 DOWNS ROAD, LUTON, LU1 1XN	£123,000	16/06/2022	Flat
STARTPOINT 61 DOWNS ROAD, LUTON, LU1 1XN	£125,000	25/04/2022	Flat
IDENBURY COURT 4 DOWNS ROAD, LUTON, LU1 1QW	£130,000	05/04/2022	Flat
GREAT DOWNS, 2B FLAT 1 DOWNS ROAD, LUTON, LU1 1QD	£146,000	01/04/2022	Flat
19B GROVE ROAD, LUTON, LU1 1QJ	£109,000	18/03/2022	Flat

Area average: £119,850 (20 sales)

Capital growth trend

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

5y growth 12.3%

10y growth 14.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Luton. Series: Flats and maisonettes. As of April 2026.

1y (index) -6.5%

5y (index) 3%

10y (index) 14.9%

Rental Range

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

Low £1,095/mo

Realistic £1,217/mo

Optimistic £1,339/mo

Based on Local Authority from postcode lookup → Luton.

LHA (30th percentile) floor for Luton: £873/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LU1 1QN

Address

Downs Road

Nearby

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

Type	Name	Distance
Shop	Sandhu's Laundrette	0.2 miles
Shop	Samrah	0.2 miles
Bus stop	Meyrick Avenue	0.2 miles
Bus stop	Farley Methodist Church	0.3 miles
Train station	Luton	0.7 miles
Train station	Luton Airport Parkway	1.5 miles
Hospital	Luton and Dunstable Hospital	2.3 miles
Hospital	Widecombe Nursing Home	2.7 miles
University	University of Bedfordshire : Putteridge Bury Campus	3.2 miles
University	University of Bedfordshire	9.2 miles

Street-level crime

Category	Count
Violence and sexual offences	326
Anti-social behaviour	112
Public order	68
Shoplifting	65
Drugs	57
Criminal damage and arson	56
Vehicle crime	49
Other theft	47
Burglary	20
Possession of weapons	15
Robbery	14
Theft from the person	13
Other crime	10
Bicycle theft	6
Total incidents	858

Within 1 mile during May 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
Dallow Primary School	Primary	0.2 miles	Good — 6 Jul 2017
Rothesay Nursery School	Nursery	0.3 miles	Good — 9 Sep 2016
Farley Junior Academy	Primary	0.4 miles	Outstanding — 10 Mar 2024
Bury Park Educational Institute (Al - Hikmah Secondary School)	Other	0.4 miles	— (No rating)
Hillborough Junior School	Primary	0.4 miles	Outstanding — 14 Jan 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Downs Court, Luton, Beds	£1,100/mo	2	0.01 miles	Rightmove
2 Bed Flat, Downs Road, LU1	£1,195/mo	2	0.07 miles	OpenRent

Average rent: £1,148/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.77%

Max investor price (0.8%) £143,500

Target investor price (1%) £114,800

Gross yield 9.2%

Cost-to-rent ratio 10.9×

Monthly cashflow £417/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.5%

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).