11, THE RETREAT, DUNSTABLE, LU5 4PZ - £380,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

11 THE RETREAT is a midsized extended detached house of 109m², built sometime between 1950 and 1966. It was last sold for £380,000 in November 2020, which was around 27% below the average November 2020 detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was July 2020, where the current energy rating was E, and the potential energy rating was C.

11 THE RETREAT Sold Prices

Land registry data shows two sales for 11 THE RETREAT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Central Bedfordshire local authority area for the corresponding sale date. Both of the two 11 THE RETREAT sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2020 13 NOV	£380,000	£517,049	27% below HPI
2012 20 JAN	£213,000	£319,821	33% below HPI

11 THE RETREAT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The two 11 THE RETREAT sales from January 2012 and November 2020 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the January 2012 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the November 2020 sale, where it rises to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 11 THE RETREAT be worth now?

11 THE RETREAT might now be worth an estimated £447,817.

This is based on house price inflation of 17.8%, between November 2020 and December 2024, for detached houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 17.8% inflationary increase is applied to the most recent sale price for 11 THE RETREAT of £380,000 on 13th November 2020. For the value to have increased from £380,000 to £447,817 over the three years and eleven months to December 2024, the following assumptions must hold true:

• The value of 11 THE RETREAT has moved in line with the HPI for detached houses in the Central Bedfordshire local authority area.
• The November 2020 sale price of £380,000 represented a fair market value for the property.
• The size, condition, and specification of 11 THE RETREAT has not materially changed since November 2020.

How Large is 11 THE RETREAT?

11 THE RETREAT is 109m², which includes one extension, according to the EPC inspection conducted in July 2020. This puts it in the largest 50% of detached houses houses in Luton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Luton, and where 11 THE RETREAT lies on this distribution: 51% of detached houses houses are smaller than 11 THE RETREAT, and 48% of houses are larger. Note that EPC data is not available for all properties in Luton.

11 THE RETREAT: Plot and Title Map

11 THE RETREAT sits on a plot of roughly 0.073 of an acre, or 296m². The below map shows the location of 11 THE RETREAT, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11 THE RETREAT). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11 THE RETREAT?

11 THE RETREAT is located in DUNSTABLE, in the LU5 postcode district. The below map shows the position of No. 11 on THE RETREAT.