Model valuation£417,0008 Busby Close
Local market context
12 Belsham Place, Luton, LU2 9UT
Estimated value
£288,000
- Since the 2015 sale (£199,995)+44%
- Against LU2 9UT's recent median (£245,000)+18%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
3
From EPC
Floor area
53 m²
570 sq ft
Energy rating
C
Score 72
Council tax
Band C
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
£288,000
- Against its 2015 sale (£199,995)+44%
- Against LU2 9UT's recent median (£245,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Belsham Place is modelled from its 53 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LU2 9UT. 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
53 m² from the EPC lodged in April 2023
Sales of this home
2 sales recorded, the latest in 2015
Recent sales in LU2 9UT
5 sales, median £245,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
12 Belsham Place valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 August 2015Most recent
£199,995
+66.7%over 11 years4 September 2003
£120,000
Median price across the last 5 sales in LU2 9UT: £245,000 (2025–2024).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 12 Belsham Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Belsham Place is a semi-detached house in Luton (LU2 9UT). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (April 2023) shows a C (score 72). The rating has held steady at C across 2 certificates since February 2010. The recommended improvements would push it to B (score 89).
Across 2003–2015, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £288,000 is 44% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£351/sq ft) was about 44.9% above the typical sold price in the postcode. On the market in August 2015 and unlisted since — roughly 11 years.
Before you decide
Everything you need to know about 12 Belsham Place
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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 2)
Apr 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 17 April 2033
Property Improvements
Changes detected from historical EPC data
Apr 2023from Feb 2010
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
75%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Belsham Place, Luton, LU2 9UT, sourced from the PlanIt planning register.
12 Belsham Place has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Belsham Place homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Belsham Place outperforms the street on co₂ emissions by a wide margin.
Price per m²
£3,773
Street avg £4,066
Floor Area
53 m²
Street avg 57 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.6 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
Colwell Court — bus stop.
Closest school
0.5 km
Wigmore Primary. 14 schools nearby.
Nearest schools
- Wigmore PrimaryPrimary487m
- Cockernhoe Endowed CofE Primary SchoolPrimary1.0km
- Queen Elizabeth SchoolSecondary1.1km
- Someries Infant School and Early Childhood Education CentrePrimary1.2km
Nearest stops
- Colwell CourtBus stop108m
- Weldon CloseBus stop187m
- Laxton CloseBus stop209m
- Bowbrook ValeBus stop228m
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 9UT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
37.9dB
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 centurySemi-Detached HouseEPC C
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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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Start your researchHow to read this page
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 12 Belsham Place is modelled from its 53 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LU2 9UT. 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 12 Belsham Place. 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 12 Belsham Place was lodged in April 2023 at band C and is valid until April 2033. 2 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 12 Belsham Place. 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 14 schools and 30 stops listed are measured in a straight line from LU2 9UT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Belsham Place 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 12 Belsham Place, Luton, LU2 9UT. Each answer is also embedded as structured data for search engines.
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- Every home in LU2 9UTSold prices, values and energy ratings for the postcode
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- 12 Belsham Place, Luton valuationHow the estimate is built and what moves it
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