Model valuation£417,0008 Busby Close
Local market context
25b, Crescent Rise, Luton, LU2 0AT
Notable viewsExtendable
Estimated value
£400,000
- Since the 1999 sale (£132,000)+203%
- Against LU2 0AT's recent median (£170,000)+135%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
104 m²
1119 sq ft
Energy rating
E
Score 49
Council tax
Band C
Tenure
Owner Occupied
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
£400,000
- Against its 1999 sale (£132,000)+203%
- Against LU2 0AT's recent median (£170,000)+135%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25b is modelled from its 104 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LU2 0AT. 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
104 m² from the EPC lodged in February 2026
Sales of this home
2 sales recorded, the latest in 1999
Recent sales in LU2 0AT
5 sales, median £170,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
25b's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
17 December 1999Most recent
£132,000
+82.1%over 2 years28 November 1997
£72,500
Median price across the last 5 sales in LU2 0AT: £170,000 (2024–2020).
Nearby sales in LU2 0AT
What this page doesn't show
2 potential issues have already been flagged for 25b, Crescent Rise, Luton, LU2 0AT. 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
- 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 25b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25b is a five-bedroom semi-detached house in Luton (LU2 0AT). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (February 2026) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since November 2010. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Good and main heating went from Average to Good; while lighting dropped from Good to Poor. The recommended improvements would lift it to B (score 84), a 3-band jump. This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include a balcony and notable views. Our model identifies extension potential, subject to local planning policy.
It hasn't traded since December 1999, a hold of 27 years that's notably long for the area. Across 1997–1999, sale prices on this property compounded at 33.9% per year. Today's modelled estimate of £400,000 sits 203% above the 1999 sale of £132,000. On a £-per-square-foot basis, the last sale (£118/sq ft) was about 34.4% below the postcode norm. At 104 m² it's 23.8% larger than the typical home in the postcode (84 m² median across 20 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms5
- Bathrooms2
Outside
- ParkingOff road
- BalconyYes
- Notable viewsYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 25b
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
25b's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Feb 2026
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 February 2036
Property Improvements
Changes detected from historical EPC data
May 2014from Nov 2010
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
50%27%
Low energy lighting percentage decreased
Feb 2026from May 2014
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
27%62%
More low energy lighting installed
Planning history
Applications and permits filed against 25b, Crescent Rise, Luton, LU2 0AT, sourced from the PlanIt planning register.
25b has no planning applications on record.
29
But the area is active
29 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Crescent Rise homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 25b runs well behind the street norm.
Price per m²
£1,269
Street avg £2,384
Floor Area
104 m²
Street avg 142 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
6.6 t/year
Street avg 7.4 t/year
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
385/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Crescent Rise — bus stop.
Closest school
0.4 km
St Matthew's Primary School. 33 schools nearby.
Nearest schools
- St Matthew's Primary SchoolPrimary437m
- Wenlock CofE AcademyPrimary818m
- Crawley Green Infant SchoolPrimary877m
- Chiltern AcademySecondary1.2km
Nearest stops
- Crescent RiseBus stop151m
- Concorde StreetBus stop163m
- Crescent RiseBus stop168m
- Burr StreetBus stop170m
Most reported crime locally
- Violence & Sexual Offences1,683 reports31%
- Anti-social Behaviour926 reports17%
- Shoplifting492 reports9%
- Vehicle Crime478 reports9%
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 LU2 0AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
41.6dB
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
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Late 20th centurySemi-Detached HouseEPC 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 25b is modelled from its 104 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LU2 0AT. 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. 2 sales are recorded for 25b. 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 25b was lodged in February 2026 at band E and is valid until February 2036. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25b. 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 14 months, which places each incident at an approximate point. The 33 schools and 30 stops listed are measured in a straight line from LU2 0AT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25b is in council tax band C. 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 25b, Crescent Rise, Luton, LU2 0AT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LU2 0ATSold prices, values and energy ratings for the postcode
- LU 2 property marketPrices, postcodes, schools and transport across the district
- 25b, Crescent Rise, Luton valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales