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No floorplan from the agent

70, Ash Road, Luton, LU4 8AQ

1-bedroom flat · LU4 8AQ

452 sq ftEPC E1 bath

Asking

£350,000

For saleListed 28 days

Investor metrics

Opportunity summary

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About

The property

A mixed-use freehold property offering both commercial and residential space in Luton, LU4 8AQ. The property combines a ground-floor butcher shop with a separate one-bedroom flat above.

The ground floor currently operates as a butcher shop. It includes a spacious retail area, cold room and separate WC. There is also access to a standard-sized rear garden.

In addition, the commercial unit provides useful space for an established business. Upstairs, the one-bedroom flat includes a master bedroom and reception room.

The fully fitted kitchen provides a practical cooking space, while the bathroom has a fitted bathtub. Furthermore, central heating is installed in the flat for added comfort.

The property currently generates £1,400 per month from the shop. The flat generates a further £950 per month.

Together, this provides a combined rental income of £2,350 pcm, or approximately £28,200 per year.

As a result, the property brings together commercial and residential accommodation under one freehold ownership.

✨ Property Features 🏢 Mixed-Use Freehold Property 🏪 Ground-Floor Commercial Unit 🥩 Currently Operating as a Butcher Shop 🛍️ Spacious Retail Area ❄️ Cold Room 🚻 Separate WC 🌳 Rear Garden Access 🏠 First-Floor One-Bedroom Flat 🛏️ Master Bedroom 🛋️ Reception Room 🍳 Fully Fitted Kitchen 🛁 Bathroom with Fitted Bathtub 🔥 Central Heating 💷 £2,350 pcm Combined Rental Income 📈 Approx.

£28,200 Annual Rental Income 📍 Nearby Amenities 🛍️ Sainsbury’s – Dunstable Road 🛒 Tesco Express – Dunstable Road 🛒 Lidl – Francis Street 🚌 Birch Link Bus Stop – nearby 🚆 Luton Railway Station – nearby 🛣️ M1 Motorway – convenient access from the area 💷 Price 💰 Asking Price: £350,000 📞 Contact Aura Estates today to arrange a viewing.

Key information

Price per sq ft

£774/sq ft

Based on 452.1 sq ft (42 sq m)

Floor area

452.1 sq ft (42 sq m)

Reception rooms

Council tax band

Band A

Estimated ~£1,200/year

EPC rating

current

Tenure

Freehold

Property age

Built 1900–1929

Local authority

Luton

Unitary Authority

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

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Rent evidence

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Local SA Market

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Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Watch; deal signals are weak

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market28 days

4/25

—

Seller motivation

Not scored yet

Days on market28

Price reduction—

STC fall-through—

Back to market—

Agency change—

Low EPC ratingE

Listing timeline

First listedListed at £350,00030 Sep 2026

Still activeDay 28 on marketToday

Strategy fit

No strategy scores available yet.

Article 4No HMO Article 4 held

HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.