Sold Flat

8

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

1 baths 291 sq ft Listed 25 Apr 2024 (-775d)

£80,000

Offers in Excess of

Reduced on 14 Aug 2024

Save

# Studio flat for sale (LU1 5DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8, HOUGHTON MEWS, WINDSOR STREET, LUTON, LUTON LU1 5DT |
| Price | £80,000 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 27 m² |
| Last sold | £97,000 Feb 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £324/year
- **Est. upgrade cost to C:** £500

### Recommendations
- L2 (£400 - £600)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9212-1008-2207-1909-1200)

## Description

**SUMMARY**

***CHAIN FREE***

Connells are pleased to offer this well maintained First Floor Studio Apartment Situated in Luton Town Centre, Close to All Amenities and within close proximity to the Mainline Train Station.

Ideal for First Time Buyers or as an Investment Opportunity

Viewings Welcome!!

**DESCRIPTION**

***CHAIN FREE***

Connells are pleased to offer this well maintained First Floor Studio Apartment Situated in Luton Town Centre, Close to All Amenities and within close proximity to the Mainline Train Station.

Ideal for First Time Buyers or as an Investment Opportunity

Viewings Welcome!!

**Entrance Hall**

Door to front. Secure entry system. Laminate flooring. Electric heater.

**Lounge** 14' 9" x 10' 9" ( 4.50m x 3.28m )

Double glazed window to front. Laminate flooring. Electric heating.

**Kitchen** 8' 4" x 19' 5" ( 2.54m x 5.92m )

Fitted with wall and base units. Stainless steel sink drainer. Work surfaces.  Electric oven and hob with cooker hood. Plumbing and space for appliances. Laminate flooring.

**Bathroom**

Fitted with Low Level WC. Wash Hand Basin. Shower Cubicle. Radiator.

**Outside**

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/147272846/427912)
- ![Photo](/listings/photos/147272846/427913)
- ![Photo](/listings/photos/147272846/427915)
- ![Photo](/listings/photos/147272846/427917)
- ![Photo](/listings/photos/147272846/427918)

## EPC Graphs

- ![EPC](/listings/photos/147272846/427921) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOUGHTON MEWS 8 WINDSOR STREET, LUTON, LU1 5DT | £97,000 | 02/02/2018 | 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:** -42.6%

## 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 |
|------|------|------|------|------|
| Studio Flat, Dumfries St, LU1 | £700/mo | 1 | 0.1 miles | OpenRent |

**Average rent: £700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.88% (okay)
- **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:** 10.5%
- **Cost-to-rent:** 9.5×
- **Monthly cashflow:** £290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15%

*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:** £2,963/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 (994 years remaining on lease)

Floor area

27 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£97,000 Feb 2018

Price per m²

£2,963/m²

Local average

£139,310 (-42.6%)

Deprivation

Decile 3 (7,638 of 33,755)

Street crime

858 incidents within 1 mile (Apr 2026)

Key features

Chain Free
First Floor Studio Apartment
Town Centre Location
Ideal for First Time Buyers / Investor

Additional details

Heating: Central
Parking: On street

Description

SUMMARY
*CHAIN FREE*

Connells are pleased to offer this well maintained First Floor Studio Apartment Situated in Luton Town Centre, Close to All Amenities and within close proximity to the Mainline Train Station.

Ideal for First Time Buyers or as an Investment Opportunity

Viewings Welcome!!

DESCRIPTION
*CHAIN FREE*

Connells are pleased to offer this well maintained First Floor Studio Apartment Situated in Luton Town Centre, Close to All Amenities and within close proximity to the Mainline Train Station.

Ideal for First Time Buyers or as an Investment Opportunity

Viewings Welcome!!

Entrance Hall
Door to front. Secure entry system. Laminate flooring. Electric heater.

Lounge 14' 9" x 10' 9" ( 4.50m x 3.28m )
Double glazed window to front. Laminate flooring. Electric heating.

Kitchen 8' 4" x 19' 5" ( 2.54m x 5.92m )
Fitted with wall and base units. Stainless steel sink drainer. Work surfaces. Electric oven and hob with cooker hood. Plumbing and space for appliances. Laminate flooring.

Bathroom
Fitted with Low Level WC. Wash Hand Basin. Shower Cubicle. Radiator.

Outside

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: 147272846

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 19/03/2021

Current heating cost: £324/year

Potential heating cost: £254/year

Est. upgrade cost to C: £500

Recommendations

High heat retention storage heaters (£400 - £600)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	02/02/2018 (8 years ago)	£97,000	—

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%

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

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	Windsor Food & Wine	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	Spire Hospital	4.1 miles
Hospital	Harpenden Memorial Hospital	4.8 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 0.88%

Max investor price (0.8%) £87,500

Target investor price (1%) £70,000

Gross yield 10.5%

Cost-to-rent ratio 9.5×

Monthly cashflow £290/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 15%

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).