Sold Flat

12

HOUGHTON MEWS, WINDSOR STREET, LUTON, LUTON, LUTON LU1 5DT

1 beds 1 baths 398 sq ft Listed 17 Nov 2023 (-935d)

£95,000

Reduced on 19 Apr 2025

Save

# 1 bedroom flat for sale (LU1 5DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12, HOUGHTON MEWS, WINDSOR STREET, LUTON, LUTON, LUTON LU1 5DT |
| Price | £95,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 37 m² |
| Last sold | £76,000 Aug 2003 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £468/year
- **Est. upgrade cost to C:** £2,525

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- F (£200 - £400)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2211-2164-1002-0093-8502)

## Description

**SUMMARY**

Offered **CHAIN FREE**

This Top Floor One Bedroom Apartment is Ideal for Professionals or Investment Buyers.

Situated Close to the Town Centre This Property is located Close to Local Amenities & Transport Links

Viewings Available

**DESCRIPTION**

Offered **CHAIN FREE**

This Top Floor One Bedroom Apartment is Ideal for Professionals or Investment Buyers.

Situated Close to the Town Centre This Property is located Close to Local Amenities & Transport Links

Viewings Available

**Agents Note**

This property has an offer accepted subject to contract but is still currently available to view.

**Entrance Hall**

Door to front. Storage heater. Loft hatch.

**Lounge** 13' 3" x 10' 5" ( 4.04m x 3.17m )

Double glazed window to rear. Storage heater.

**Kitchen** 6' 5" x 7' 1" ( 1.96m x 2.16m )

Fitted with wall and base units. Stainless steel sink drainer. Work surfaces. Cooker hood. Plumbing and space for appliances. Partly tiled.

**Bedroom 1** 11' 2" x 9' 1" ( 3.40m x 2.77m )

Double glazed window to rear. Built in wardrobes. Storage heater.

**Bathroom**

Fitted with low level wc. Wash hand basin. Bath with mixer taps. Shower. Heater. Extractor fan. Partly tiled.

**Outside**

**Parking**

Allocated Bay (Freehold)

**Notes:**

This property benefits from newly installed double-glazed windows (guarantees transferable).

We currently hold lease details as displayed above, should you require further information please contact the branch.  Please note additional fees could be incurred for items such as leasehold packs.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/142131746/427949)
- ![Photo](/listings/photos/142131746/427950)
- ![Photo](/listings/photos/142131746/427952)
- ![Photo](/listings/photos/142131746/427954)
- ![Photo](/listings/photos/142131746/427956)
- ![Photo](/listings/photos/142131746/427959)
- ![Photo](/listings/photos/142131746/427963)
- ![Photo](/listings/photos/142131746/427966)
- ![Photo](/listings/photos/142131746/427970)
- ![Photo](/listings/photos/142131746/427975)
- ![Photo](/listings/photos/142131746/427977)
- ![Photo](/listings/photos/142131746/427980)

## Floorplans

- ![Floorplan 1](/listings/photos/142131746/427983) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/142131746/427987) - EPC

## FENSA Certificates

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

### FENSA Certificate #11613425
- **Address:** 12-14 Windsor Street, LUTON, LU1 5DT
- **Certificate Issued:** 09/05/2016
- **Work Completed:** 17/09/2015
- **Items:** 13 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOUGHTON MEWS 12 WINDSOR STREET, LUTON, LU1 5DT | £76,000 | 29/08/2003 | 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 |
|---------|-------|------|------|
| DUMFRIES COURT 3 DUMFRIES STREET, LUTON, LU1 5BG | £101,000 | 09/01/2026 | Flat |
| KENSINGTON COURT, 16 - 36 FLAT 14 SOUTH ROAD, LUTON, LU1 3GE | £174,500 | 15/12/2025 | Flat |
| 115 CASTLE STREET, LUTON, LU1 3AL | £675,000 | 10/11/2025 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 428 DUMFRIES STREET, LUTON, LU1 5FT | £63,000 | 26/09/2025 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 155 DUMFRIES STREET, LUTON, LU1 5FT | £59,301 | 26/09/2025 | Flat |
| [Same street] HOUGHTON MEWS 2 WINDSOR STREET, LUTON, LU1 5DT | £125,000 | 25/07/2025 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 253 DUMFRIES STREET, LUTON, LU1 5FT | £63,000 | 19/06/2025 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT A15 DUMFRIES STREET, LUTON, LU1 5FT | £65,000 | 17/06/2025 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 561 DUMFRIES STREET, LUTON, LU1 5FT | £66,150 | 09/01/2025 | Flat |
| [Same street] 53 WINDSOR STREET, LUTON, LU1 5DT | £125,000 | 31/05/2024 | Flat |
| [Same street] HOUGHTON MEWS 6 WINDSOR STREET, LUTON, LU1 5DT | £137,000 | 12/12/2023 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 260 DUMFRIES STREET, LUTON, LU1 5FT | £54,170 | 27/11/2023 | Flat |
| SPRING PLACE STUDENT HALLS, 4 UNIT 261 DUMFRIES STREET, LUTON, LU1 5FT | £73,761 | 16/10/2023 | Flat |
| MAPLE COURT FLAT 1A STOCKWOOD CRESCENT, LUTON, LU1 3SS | £100,000 | 28/04/2023 | Flat |
| MAPLE COURT FLAT 4 STOCKWOOD CRESCENT, LUTON, LU1 3SS | £120,000 | 04/04/2023 | Flat |
| 37 FLAT 1 STOCKWOOD CRESCENT, LUTON, LU1 3SS | £130,000 | 27/03/2023 | Flat |
| [Same street] 20 WINDSOR STREET, LUTON, LU1 5DT | £325,000 | 17/03/2023 | Terraced |
| 18A RUSSELL STREET, LUTON, LU1 5EA | £173,500 | 17/03/2023 | Flat |
| 10 FLAT 3 ST SAVIOURS CRESCENT, LUTON, LU1 5AD | £177,000 | 09/12/2022 | Flat |
| [Same street] 16 WINDSOR STREET, LUTON, LU1 5DT | £310,000 | 04/10/2022 | Terraced |
| 117C WELLINGTON STREET, LUTON, LU1 5AH | £90,000 | 23/09/2022 | Flat |
| KENSINGTON COURT, 16 - 36 FLAT 36 SOUTH ROAD, LUTON, LU1 3GE | £213,000 | 21/09/2022 | Flat |
| KENSINGTON COURT, 16 - 36 FLAT 19 SOUTH ROAD, LUTON, LU1 3GE | £155,000 | 25/08/2022 | Flat |
| [Same street] HOUGHTON MEWS 4 WINDSOR STREET, LUTON, LU1 5DT | £132,000 | 05/08/2022 | Flat |
| 77 HASTINGS STREET, LUTON, LU1 5DN | £114,000 | 01/08/2022 | Flat |
| WINDSOR COURT 12 WINDSOR STREET, LUTON, LU1 5DY | £110,000 | 23/06/2022 | Flat |
| [Same street] 61 WINDSOR STREET, LUTON, LU1 5DT | £125,000 | 11/02/2022 | Flat |
| [Same street] HOUGHTON MEWS 15 WINDSOR STREET, LUTON, LU1 5DT | £110,000 | 11/06/2021 | Flat |

**Street average:** £173,625 (8 sales)
**Area average:** £138,869 (20 sales)

## Price vs local average

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

- **Local average:** £139,310 (24 Flat, LU1, 2024–2026)
- **Deviation:** -31.8%

## 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).*

- **LHA floor (this property size):** £698/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 |
|------|------|------|------|------|
| Studio Flat, Dumfries St, LU1 | £700/mo | 1 | 0.1 miles | OpenRent |

**Average rent: £700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £87,500
- **Target investor price (1%):** £70,000

*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 £700/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.1%

*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:** £2,568/m²

## Capital growth trend

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

- **5y growth:** -24%
- **10y growth:** 13.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.9%
- **5y growth (index):** 1.2%
- **10y growth (index):** 12.3%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

37 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£76,000 Aug 2003

Price per m²

£2,568/m²

Local average

£139,310 (-31.8%)

Deprivation

Decile 3 (7,638 of 33,755)

Street crime

858 incidents within 1 mile (Apr 2026)

Key features

One Bedroom
Chain Free
Ideal For Investment
Close To Town Centre
Upper Floor

Additional details

Heating: Central
Parking: Yes

Description

SUMMARY
Offered CHAIN FREE

This Top Floor One Bedroom Apartment is Ideal for Professionals or Investment Buyers.
Situated Close to the Town Centre This Property is located Close to Local Amenities & Transport Links

Viewings Available

DESCRIPTION
Offered CHAIN FREE

This Top Floor One Bedroom Apartment is Ideal for Professionals or Investment Buyers.
Situated Close to the Town Centre This Property is located Close to Local Amenities & Transport Links

Viewings Available

Agents Note
This property has an offer accepted subject to contract but is still currently available to view.

Entrance Hall
Door to front. Storage heater. Loft hatch.

Lounge 13' 3" x 10' 5" ( 4.04m x 3.17m )
Double glazed window to rear. Storage heater.

Kitchen 6' 5" x 7' 1" ( 1.96m x 2.16m )
Fitted with wall and base units. Stainless steel sink drainer. Work surfaces. Cooker hood. Plumbing and space for appliances. Partly tiled.

Bedroom 1 11' 2" x 9' 1" ( 3.40m x 2.77m )
Double glazed window to rear. Built in wardrobes. Storage heater.

Bathroom
Fitted with low level wc. Wash hand basin. Bath with mixer taps. Shower. Heater. Extractor fan. Partly tiled.

Outside

Parking
Allocated Bay (Freehold)

Notes:
This property benefits from newly installed double-glazed windows (guarantees transferable).

We currently hold lease details as displayed above, should you require further information please contact the branch. Please note additional fees could be incurred for items such as leasehold packs.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

Listed by

Luton

Connells

Reference: 142131746

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/07/2024

Current heating cost: £468/year

Potential heating cost: £217/year

Est. upgrade cost to C: £2,525

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Hot water cylinder thermostat (£200 - £400)
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 1

EPC Graphs

EPC

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11613425

Property Details

Street: 12-14 Windsor Street

Town: LUTON

Postcode: LU1 5DT

Installation Details

Items: 13 windows

Certificate Issued: 09/05/2016

Work Completed: 17/09/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	29/08/2003 (22 years ago)	£76,000	—

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
DUMFRIES COURT 3 DUMFRIES STREET, LUTON, LU1 5BG	£101,000	09/01/2026	Flat
KENSINGTON COURT, 16 - 36 FLAT 14 SOUTH ROAD, LUTON, LU1 3GE	£174,500	15/12/2025	Flat
115 CASTLE STREET, LUTON, LU1 3AL	£675,000	10/11/2025	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 428 DUMFRIES STREET, LUTON, LU1 5FT	£63,000	26/09/2025	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 155 DUMFRIES STREET, LUTON, LU1 5FT	£59,301	26/09/2025	Flat
Same street HOUGHTON MEWS 2 WINDSOR STREET, LUTON, LU1 5DT	£125,000	25/07/2025	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 253 DUMFRIES STREET, LUTON, LU1 5FT	£63,000	19/06/2025	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT A15 DUMFRIES STREET, LUTON, LU1 5FT	£65,000	17/06/2025	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 561 DUMFRIES STREET, LUTON, LU1 5FT	£66,150	09/01/2025	Flat
Same street 53 WINDSOR STREET, LUTON, LU1 5DT	£125,000	31/05/2024	Flat
Same street HOUGHTON MEWS 6 WINDSOR STREET, LUTON, LU1 5DT	£137,000	12/12/2023	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 260 DUMFRIES STREET, LUTON, LU1 5FT	£54,170	27/11/2023	Flat
SPRING PLACE STUDENT HALLS, 4 UNIT 261 DUMFRIES STREET, LUTON, LU1 5FT	£73,761	16/10/2023	Flat
MAPLE COURT FLAT 1A STOCKWOOD CRESCENT, LUTON, LU1 3SS	£100,000	28/04/2023	Flat
MAPLE COURT FLAT 4 STOCKWOOD CRESCENT, LUTON, LU1 3SS	£120,000	04/04/2023	Flat
37 FLAT 1 STOCKWOOD CRESCENT, LUTON, LU1 3SS	£130,000	27/03/2023	Flat
Same street 20 WINDSOR STREET, LUTON, LU1 5DT	£325,000	17/03/2023	Terraced
18A RUSSELL STREET, LUTON, LU1 5EA	£173,500	17/03/2023	Flat
10 FLAT 3 ST SAVIOURS CRESCENT, LUTON, LU1 5AD	£177,000	09/12/2022	Flat
Same street 16 WINDSOR STREET, LUTON, LU1 5DT	£310,000	04/10/2022	Terraced
117C WELLINGTON STREET, LUTON, LU1 5AH	£90,000	23/09/2022	Flat
KENSINGTON COURT, 16 - 36 FLAT 36 SOUTH ROAD, LUTON, LU1 3GE	£213,000	21/09/2022	Flat
KENSINGTON COURT, 16 - 36 FLAT 19 SOUTH ROAD, LUTON, LU1 3GE	£155,000	25/08/2022	Flat
Same street HOUGHTON MEWS 4 WINDSOR STREET, LUTON, LU1 5DT	£132,000	05/08/2022	Flat
77 HASTINGS STREET, LUTON, LU1 5DN	£114,000	01/08/2022	Flat
WINDSOR COURT 12 WINDSOR STREET, LUTON, LU1 5DY	£110,000	23/06/2022	Flat
Same street 61 WINDSOR STREET, LUTON, LU1 5DT	£125,000	11/02/2022	Flat
Same street HOUGHTON MEWS 15 WINDSOR STREET, LUTON, LU1 5DT	£110,000	11/06/2021	Flat

Street average: £173,625 (8 sales)

Area average: £138,869 (20 sales)

Capital growth trend

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

5y growth -24%

10y growth 13.6%

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

1y (index) -6.9%

5y (index) 1.2%

10y (index) 12.3%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: W14 PROPERTIES LIMITED (09295172)

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: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LU1 5DT

Nearby

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

Type	Name	Distance
Shop	Continental Food Store	0.1 miles
Shop	Family Choice	0.1 miles
Bus stop	Elizabeth Street	0.1 miles
Bus stop	Russell Street	0.1 miles
University	University Of Bedfordshire	0.4 miles
Train station	Luton	0.6 miles
Train station	Luton Airport Parkway	1.0 miles
Hospital	Luton and Dunstable Hospital	2.8 miles
Hospital	Widecombe Nursing Home	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	292
Anti-social behaviour	111
Shoplifting	76
Other theft	72
Vehicle crime	70
Public order	67
Drugs	47
Criminal damage and arson	46
Other crime	17
Burglary	16
Robbery	15
Bicycle theft	11
Theft from the person	10
Possession of weapons	8
Total incidents	858

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
Chapel Street Nursery School	Nursery	0.0 miles	Good — 22 Mar 2013
Hillborough Junior School	Primary	0.3 miles	Outstanding — 14 Jan 2024
Hillborough Infant and Nursery School	Primary	0.3 miles	Good — 13 Jun 2017
Rothesay Nursery School	Nursery	0.3 miles	Good — 9 Sep 2016
Tennyson Road Primary School	Primary	0.3 miles	Outstanding — 1 Jul 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
Studio Flat, Dumfries St, LU1	£700/mo	1	0.1 miles	OpenRent

Average rent: £700/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.74%

Max investor price (0.8%) £87,500

Target investor price (1%) £70,000

Gross yield 8.8%

Cost-to-rent ratio 11.3×

Monthly cashflow £231/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.1%

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).