Model valuation£417,0008 Busby Close
Local market context
9 Broadacres, Luton, LU2 7YF
Extendable3 sales on record3 planning records
Estimated value
£406,000
- Since the 2017 sale (£348,000)+17%
- Against LU2 7YF's recent median (£400,000)+2%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
86 m²
926 sq ft
Energy rating
D
Score 60
Council tax
Band E
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
£406,000
- Against its 2017 sale (£348,000)+17%
- Against LU2 7YF's recent median (£400,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Broadacres is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LU2 7YF. 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
86 m² from the EPC lodged in July 2017
Sales of this home
3 sales recorded, the latest in 2017
Recent sales in LU2 7YF
5 sales, median £400,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
9 Broadacres has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
30 October 2017Most recent
£348,000
+45.3%over 10 years9 February 2007
£239,500
+152.1%over 8 years4 October 1998
£95,000
Median price across the last 5 sales in LU2 7YF: £400,000 (2026–2024).
What this page doesn't show
2 potential issues have already been flagged for 9 Broadacres, Luton, LU2 7YF. 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
One time fee only - money back guarantee
About 9 Broadacres
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Broadacres is a three-bedroom detached house in Luton (LU2 7YF). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (July 2017) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2017, sale prices on this property compounded at 7% per year. Today's modelled estimate of £406,000 is 16.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£376/sq ft) was about 58.2% above the typical sold price in the postcode. On the market in October 2017 and unlisted since — roughly 9 years. At 86 m² it's 19.6% smaller than the typical home in the postcode (107 m² median across 31 EPCs).
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
- Bedrooms3
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 9 Broadacres
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2017EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 July 2027
Planning history
Applications and permits filed against 9 Broadacres, Luton, LU2 7YF, sourced from the PlanIt planning register.
9 Broadacres has been extended on multiple sides of the property across separate planning applications.
3 applications on record at 9 Broadacres, Luton, LU2 7YF
3decisions3extensions25nearby
- Mar 2004ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear infill extension.
- Reference
- 04/00131/FUL
- More recent applications — locked
- ExtensionJan 2012Decision
- ExtensionAug 2011Decision
Unlock 9 Broadacres, Luton, LU2 7YF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 25 notable nearby
- What the pattern means for extending or converting here
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Versus other Broadacres homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 9 Broadacres runs comfortably ahead of the street norm.
Price per m²
£4,047
Street avg £3,323
Floor Area
86 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.4 t/year
Street avg 4.1 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
385/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Thetford Gardens — bus stop.
Closest school
0.6 km
Bushmead Primary & Nursery School. 27 schools nearby.
Nearest schools
- Bushmead Primary & Nursery SchoolPrimary639m
- Warden Hill Junior SchoolPrimary746m
- Warden Hill Infant AcademyPrimary756m
- Icknield High SchoolSecondary827m
Nearest stops
- Thetford GardensBus stop148m
- Ingram GardensBus stop172m
- Cromer Way RoundaboutBus stop211m
- Troon GardensBus stop284m
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 7YF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.2dB
Night-time· 23:00 – 07:00
38.9dB
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
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Late 20th centuryDetached HouseEPC D
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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 9 Broadacres is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LU2 7YF. 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. 3 sales are recorded for 9 Broadacres. 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 9 Broadacres was lodged in July 2017 at band D and is valid until July 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 9 Broadacres. 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 27 schools and 30 stops listed are measured in a straight line from LU2 7YF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Broadacres is in council tax band E. 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 9 Broadacres, Luton, LU2 7YF. Each answer is also embedded as structured data for search engines.
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