# 3 bedroom semi-detached house for sale (LU3 1JJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 HOLLAND ROAD, LUTON, LUTON LU3 1JJ |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 99 m² |
| Last sold | £273,500 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/01/2033
- **Current heating cost:** £611/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2817-5529-7080-0381-1206)

## Description

Lotus Carlton are pleased to offer for sale this heavily extended three bedroom Semi-Detached property located in the popular Biscot Road area of Luton.

Upon entering, you are greeted by an entrance hallway that sets the tone for the rest of the home. The ground floor WC provides convenience for guests and enhances the practicality of daily living. Another highlight includes The two well appointed reception rooms which offer fantastic space.

At the heart of the home lies the extended re fitted kitchen, featuring modern appliances and generous counter space, making it a delightful area for cooking and dining. 

The first floor is home to three well proportioned bedrooms. Each room is filled with natural light, creating a warm and inviting atmosphere. The family bathroom is conveniently located nearby, designed with modern fixtures.

One of the standout features of this property is the separate brick-built annexe situated in the rear garden. This versatile space can serve as a home office, guest accommodation, or even a creative studio, providing you with endless possibilities to suit your lifestyle.

Holland Road is located in the Biscot area of Luton which offers a central and convenient location ideal for both families and investors alike. Local amenities including shops, cafés and restaurants are within easy walking distance and the area falls close to a variety of schools. Transport links are a standout feature with quick reach to the town centre, as well as major routes such as the M1 Junction 10 and Luton DART via Luton Airport Parkway station, making access to London and beyond straightforward.

Tenure: Freehold

## Property Photos

- ![Photo](/listings/photos/173360711/513849)
- ![Photo](/listings/photos/173360711/513851)
- ![Photo](/listings/photos/173360711/513852)
- ![Photo](/listings/photos/173360711/513853)
- ![Photo](/listings/photos/173360711/513854)
- ![Photo](/listings/photos/173360711/513855)
- ![Photo](/listings/photos/173360711/513857)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 HOLLAND ROAD, LUTON, LU3 1JJ | £273,500 | 30/01/2023 | Semi-detached |
| 25 HOLLAND ROAD, LUTON, LU3 1JJ | £54,000 | 23/07/1999 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 TUDOR ROAD, LUTON, LU3 1RN | £410,000 | 01/08/2025 | Semi-detached |
| 81 ALTHORP ROAD, LUTON, LU3 1JX | £210,000 | 06/10/2023 | Semi-detached |
| 31 DENBIGH ROAD, LUTON, LU3 1NR | £220,000 | 26/05/2023 | Semi-detached |
| 26 DANE ROAD, LUTON, LU3 1JP | £221,000 | 31/03/2023 | Semi-detached |
| 14 DENBIGH ROAD, LUTON, LU3 1NP | £275,000 | 07/03/2023 | Semi-detached |
| 264 BISCOT ROAD, LUTON, LU3 1AY | £277,000 | 28/09/2022 | Semi-detached |
| 242 BISCOT ROAD, LUTON, LU3 1AY | £230,000 | 26/08/2022 | Semi-detached |

**Area average:** £263,286 (7 sales)

## Price vs local average

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

- **Local average:** £336,464 (83 Semi-detached, LU3, 2024–2026)
- **Deviation:** +18.9%

## Rental Range

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

- **Low:** £1,100/mo
- **Realistic:** £1,222/mo
- **Optimistic:** £1,344/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £673/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 |
|------|------|------|------|------|
| 3 Bed End Terrace, Leagrave Road, LU3 | £1,650/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed End Terrace, Leagrave Road, LU3 | £1,650/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed Semi-Detached House, Bishopscote Road, LU3 | £1,800/mo | 3 | 0.32 miles | OpenRent |
| 3 Bed Terraced House, Durbar Road, LU4 | £1,650/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Semi-Detached House, St. Lawrence Avenue, LU3 | £1,725/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Semi-Detached House, St Ethelbert Avenue, LU3 | £1,800/mo | 3 | 0.51 miles | OpenRent |
| 3 Bed Terraced House, Beech Road, LU1 | £1,550/mo | 3 | 0.51 miles | OpenRent |
| 3 Bed Semi-Detached House, St Ethelbert Avenue, LU3 | £1,800/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Terraced House, Ash Road, LU4 | £1,500/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £1,681/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-115/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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:** £4,040/m²

## Capital growth trend

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

- **5y growth:** 14.1%
- **10y growth:** 36.1%

## House Price Index (HM Land Registry)

*Official index for Luton; Semi-detached series; as of July 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 15.8%
- **10y growth (index):** 32.4%

## 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)