Flat 109, Spring Place Student Halls, 4 Dumfries Street, Luton, LU1 5FT

UPRN:10093290775-Beds -Built -

LeaseholdCouncil Tax: Band AEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 109, Spring Place Student Halls, 4 Dumfries Street, Luton, LU1 5FT

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£69,000

£55k - £82kLow

Estimate

£69k

Range

£55k – £82k

Rent Estimate (pcm)

£350

£350 - £400

Monthly

£350

Yield

10.50%

Verdict

Derived from HomePortfolio scores

Flat 109 earns an INVESTIGATE rating with HP Score 60/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (44/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

44/ 100

Mixed

Transit & Bike

Transit 42Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics36.6/40
gross yield 10.5%; range width penalty ×0.91; the estimate this rent rides on sits 42% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 350/mo (range 350-400)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 42% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -41/mo, -12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Risk & liquidity9.4/15
328 sales/12mo in area; valuation range width 39%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£39,999

At the asking price

Monthly rent£350/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £11,300
Net cash flow: £107/mo
Cash on cash: 11.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.59 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 350/mo (range 350-400)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 42% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 350/mo (range 350-400)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£69,000

Rent Estimate (pcm)£350

Gross Yield10.50%

1y Growth+25.9%

3y Growth+0.1%

5y Growth-0.5%

10y Growth+3.9%

Last Sold Price£59,535 (2016-12-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LU1 5FT

Approval Rate

-12mo

Development

low

26/01082/LAWE
Certificate of Lawfulness of existing use- Change of use of the basement to a one bed self contained flat.
Pending
26/01072/DOC
Erection of a two bedroom attached dwelling house. Discharge of conditions 3 (Construction Method Statement), 5 (Habitat Management and Monitoring Plan), 6 (Materials), 7 (Surfacing and Drainage of Hardstanding), 8 (Hard and Soft Landscaping) and 9 (Boundary Treatment) of Planning permission 26/00036/FUL dated 10 September 2026.
Pending
26/01066/DOC
Demolition of existing dwelling No. 4 Seymour Avenue and existing garage block to the west of the site and the erection of two and half storey building to provide 3 flats (2 x 2 bed and 1 x1 bed) with associated amenity space and surface parking area. Discharge of conditions 12 (Contamination) and 13 (Verification Report) of Planning permission 25/00548/FUL dated 21 November 2025.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-12-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,741

Population Density-

Owner Occupied13%

Age Distribution

0-15 18%16-64 79%65+ 3%

View Area Profile

Schools Nearby

Chapel Street Nursery School
0.2 mi
Good
Rothesay Nursery School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hillborough Infant and Nursery School
0.3 mi
Good
Hillborough Junior School
0.3 mi
Outstanding

3 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Spring Place Student Halls, 4 Dumfries Street
-
£63k
-
Spring Place Student Halls, 4 Dumfries Street
-
£65k
-
Spring Place Student Halls, 4 Dumfries Street
-
£60k
-
Spring Place Student Halls, 4 Dumfries Street
-
£74k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN