73 Dunsmore Road, Luton, LU1 5JU

Description

A Terrace House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Two Rooms; Bathroom/WC. Ground Floor: Entrance Porch; Living Room; Kitchen; Conservatory. Front Garden. Garden at Rear.

Location

Situated off Bolinbroke Road, close to the amenities available in Luton Town Centre and travelling facilities including Luton Train Station. Stockwood Park is also nearby.

Tenure / Property Information

Investment Analysis

Same-road terraced completed sales range from £202,500 to £275,000, with the most recent terraced comparable at £275,000 in July 2025. The £315,000 and £318,000 sales are semi-detached and are not directly comparable. The subject requires modernisation, has no stated bedroom count or floor area, and its condition is not fully detailed. A provisional base GDV of £250,000 is therefore used, with a low scenario of £202,500 and high scenario of £275,000. This is an evidence-based estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment-led purchase after inspecting the property, reviewing special conditions and obtaining a detailed works budget. Do not rely on BTL returns until rent evidence is obtained.

Works Required

Modernisation is required, but the evidence does not specify the extent of works. A survey and contractor pricing should establish the required works, including any necessary updates associated with the EPC F rating. No specific defects should be assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional base GDV of £250,000 implies 75% refinance proceeds of £187,500. Total project cost cannot be calculated because refurbishment costs, seller fees and any finance or completion costs are not supplied. BRRR viability therefore remains unconfirmed.

Buy-to-Let Analysis

BTL analysis cannot be reliably established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and requires modernisation, so rent, operating costs and post-works yield remain unsupported.

Flip Analysis

The guide is £40,000 plus the £1,500 buyer premium, but refurbishment costs, seller charges and selling costs are unknown. Although same-road terraced sales provide a provisional GDV range of £202,500 to £275,000, a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The property requires modernisation, but the scope and cost of works are unspecified.

• EPC rating F may indicate a need for energy-efficiency improvements, although specific defects are not supplied.

• No sufficiently specific rental evidence is available, preventing reliable yield analysis.

• The comparable evidence includes different property types and varying sale dates, and does not confirm matching size, layout or condition.

• The seller may charge additional completion fees under the special conditions of sale.

Recommendation

Proceed only as a conditional refurbishment-led purchase after inspecting the property, reviewing special conditions and obtaining a detailed works budget. Do not rely on BTL returns until rent evidence is obtained.

Strategy Rating

Analysis Confidence

Same-road sold evidence supports a provisional GDV range, but bedroom count, floor area, detailed condition, refurbishment cost, rent, selling costs and possible seller fees are unavailable.