Model valuation£417,0008 Busby Close
Local market context
52 High Town Road, Luton, LU2 0DF
4 planning records
Estimated value
£280,000
- Against LU2 0DF's recent median (£56,000)+400%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
85 m²
915 sq ft
Energy rating
D
Score 56
Tenure
Private Rental
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
£280,000
- Against LU2 0DF's recent median (£56,000)+400%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 High Town Road is modelled from its 85 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LU2 0DF. 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
85 m² from the EPC lodged in November 2020
Sales of this home
No sale recorded since 1995
Recent sales in LU2 0DF
5 sales, median £56,000 (2025–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
52 High Town Road 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 LU2 0DF: £56,000 (2025–1997).
What this page doesn't show
2 potential issues have already been flagged for 52 High Town Road, Luton, LU2 0DF. 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 52 High Town Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 High Town Road is a mid-terrace house in Luton (LU2 0DF). It has a recorded floor area of 85 m² (around 915 sq ft) and construction records dating it to 1900-1929. At 85 m² this is the 8th smallest of 9 units on EPC record in the building, where floor areas span 32–85 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (November 2020) shows a D (score 56), a step below the typical UK home. Earlier certificates rated it C (July 2009); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 76).
At 85 m² the property is well over the postcode median (44 m² across 8 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 52 High Town Road
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.
Current Certificate(1 of 3)
Nov 2020
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Rented
Certificate validity
Valid until 10 November 2030
Property Improvements
Changes detected from historical EPC data
Oct 2018from Jul 2009
EPC improved fromC70toD55
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Heating Controls
ManualProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Nov 2020from Oct 2018
Main Fuel
ElectricGas
Connected to mains gas supply
Hot Water
Very PoorGood
Hot water efficiency improved
Planning history
Applications and permits filed against 52 High Town Road, Luton, LU2 0DF, sourced from the PlanIt planning register.
4 applications on record at 52 High Town Road, Luton, LU2 0DF
4decisions1extensions23documents29nearby
Flagged:Change of use
- Jan 2002Change of UseAmendmentOutcome in report
Change of use and conversion of shop cellar to one bedroom flat together with car parking and amenity area.
- Reference
- 01/01341/COU
- More recent applications — locked
- ExtensionFeb 2019Decision
- Change Of UseJul 2016Decision
+ 1 more application in the report
Unlock 52 High Town Road, Luton, LU2 0DF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 29 notable nearby
- The 23 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Town Road homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
52 High Town Road outperforms the street on floor area by a wide margin.
EPC Rating
56 (D)
Street avg 53 (E)
Floor Area
85 m²
Street avg 49 m²
CO₂ Emissions
5.1 t/year
Street avg 3.8 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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
0.1 km
St Matthews Church — bus stop.
Closest school
0.2 km
St Matthew's Primary School. 36 schools nearby.
Nearest schools
- St Matthew's Primary SchoolPrimary229m
- Wenlock CofE AcademyPrimary1.2km
- Denbigh High SchoolSecondary1.2km
- Crawley Green Infant SchoolPrimary1.2km
Nearest stops
- St Matthews ChurchBus stop105m
- Berkley PathBus stop128m
- Rail Station EntranceBus stop193m
- Burr StreetBus stop237m
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 0DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
41.9dB
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 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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 52 High Town Road is modelled from its 85 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LU2 0DF. 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 52 High Town Road, 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 52 High Town Road was lodged in November 2020 at band D and is valid until November 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. 4 applications are matched to 52 High Town Road. 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 36 schools and 30 stops listed are measured in a straight line from LU2 0DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 52 High Town Road, Luton, LU2 0DF. Each answer is also embedded as structured data for search engines.
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- Every home in LU2 0DFSold prices, values and energy ratings for the postcode
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