# 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)