Model valuation£417,0008 Busby Close
Local market context
25a, Mill Street, Luton, LU1 2NA
9 planning records
Estimated value
£190,000
- Against LU1 2NA's recent median (£130,000)+46%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor area
60 m²
646 sq ft
Energy rating
E
Score 43
Council tax
Band A
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£190,000
- Against LU1 2NA's recent median (£130,000)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25a is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LU1 2NA. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
60 m² from the EPC lodged in August 2020
Sales of this home
No sale recorded since 1995
Recent sales in LU1 2NA
5 sales, median £130,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 9 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in LU1 2NA: £130,000 (2025–2023).
Nearby sales in LU1 2NA
1 Mill Street, Luton, LU1 2NA
Sold Nov 2025
£3,120,000Langham House, Flat 5, Mill Street, Luton, LU1 2NA
Sold Sept 2025
£130,000Langham House West, Flat H, Mill Street, Luton, LU1 2NA
Sold Sept 2025
£167,000Langham House, Flat 4, Mill Street, Luton, LU1 2NA
Sold Nov 2023
£124,000Langham House, Flat 14, Mill Street, Luton, LU1 2NA
Sold Sept 2023
£125,700
What this page doesn't show
3 potential issues have already been flagged for 25a, Mill Street, Luton, LU1 2NA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 25a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25a is a semi-detached house in Luton (LU1 2NA). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1983-1990 and council tax band A. The latest certificate (August 2020) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since December 2017. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to D (score 59). Main heating runs on electricity: electricity, unspecified tariff.
At 60 m² it's 22.4% larger than the typical home in the postcode (49 m² median across 67 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 9 planning records sit against the property, 6 approved, 2 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 25a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyEnvironmental risk flagged
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
25a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 3)
Aug 2020
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
—
Certificate validity
Valid until 31 August 2030
Property Improvements
Changes detected from historical EPC data
Dec 2017from Dec 2017
EPC improved fromE47toD56
Heating Controls
Prog + StatThermostat
Heating controls changed
Low Energy Lighting
40%75%
More low energy lighting installed
Aug 2020from Dec 2017
EPC improved fromD56toE43
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
InstantaneousImmersion
Hot water system changed
Walls
GoodVery Good
Wall insulation improved
Low Energy Lighting
75%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25a, Mill Street, Luton, LU1 2NA, sourced from the PlanIt planning register.
25a has been through 6 approved planning applications — a well-evolved property.
9 applications on record at 25a, Mill Street, Luton, LU1 2NA
9decisions1extensions1documents15nearby
- Sept 2002New BuildFullOutcome in report
Erection of a 5 storey building to provide offices at ground floor with 20 one bedroom flats above.
- Reference
- 02/00111/FUL
- More recent applications — locked
- ConditionsJul 2010Decision
- New BuildMar 2007Decision
+ 6 more applications in the report
Unlock 25a, Mill Street, Luton, LU1 2NA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (9 on record)
- All 9 applications on this property in full, plus 15 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Luton district page.
Rail-style transport is unusually close for this postcode.
Crime
578/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Railway Bridge — bus stop.
Closest school
0.7 km
St Matthew's Primary School. 37 schools nearby.
Nearest schools
- St Matthew's Primary SchoolPrimary653m
- Dallow Primary SchoolPrimary754m
- Denbigh High SchoolSecondary1.1km
- Beech Hill Community Primary SchoolPrimary1.1km
Nearest stops
- Railway BridgeBus stop81m
- Luton Station InterchangeBus station103m
- Villa RoadBus stop117m
- Galaxy CentreBus stop168m
Most reported crime locally
- Violence & Sexual Offences2,841 reports31%
- Anti-social Behaviour1,186 reports13%
- Shoplifting1,157 reports13%
- Other Theft669 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around LU1 2NA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.4dB
Night-time· 23:00 – 07:00
44.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Late 20th centuryFlatEPC E
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 25a is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LU1 2NA. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 25a, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 25a was lodged in August 2020 at band E and is valid until August 2030. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 9 applications are matched to 25a. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 37 schools and 30 stops listed are measured in a straight line from LU1 2NA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25a is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 25a, Mill Street, Luton, LU1 2NA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LU1 2NASold prices, values and energy ratings for the postcode
- LU 1 property marketPrices, postcodes, schools and transport across the district
- 25a, Mill Street, Luton valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales