# 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 |
| Last sold | £155,000 Nov 2020 |

## 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).*

## Capital growth trend

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

- **5y growth:** 17.4%
- **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)