Luton · LU2 7ET · 1-bed
Kelling Close, Warden Hills, Luton, LU2 7ET
© OpenStreetMap · click to open in maps
Asking price
£195,000
EPC C
Verdict
Overpriced by £33,848 vs 1-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£875/mo
5.4% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£698/mo
4.3% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£593/mo
3.6% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
Not the right shape for a family.
Standard BTL
5.4% gross — tight; works only with low costs / cheap finance.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£9,750
Mortgage @ 75% LTV
- Loan
- £146,250
- Deposit
- £48,750
- Per month
- £898
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £58,500
Should you pay this?
Asking price is roughly £33,848 above what 1-bed homes typically go for here.
You're paying £195,000. Comparable 1-bed homes in this area suggest a market price of around £161,152.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£875/month5.38% gross yield
Based on 610 live rentals in Luton · 1-bed homes here average £714/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 5,079 new listings here in the last month — good comparable supply.
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