# FIRST FLOOR FLAT, 128 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT

## Property details

- Slug: `6e82fc9` (address key hash: `6e82fc9cb6bf428f761bbc3088cd11f14b7988fd`)
- Postcode: W9 2BT
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Last sold: £199,000 Dec 2000
- Local average: £773,561 (111 sales)
- Street crime: 1699 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £199,000
- Date: 2000-12-21
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2000-12-21 | £199,000 | Flat | — | £552,685 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/dddb4e7d-34d4-4ccf-8ce1-f4acc8d986d4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| FIRST FLOOR FLAT, 128 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £199,000 | 21/12/2000 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 150 SECOND FLOOR FLAT SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £425,000 | 27/03/2026 | Flat |
| 150 BASEMENT FLAT AND GARDEN GROUND SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £500,000 | 18/12/2025 | Flat |
| 126 - 128 SECOND FLOOR FLAT SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £565,000 | 03/12/2025 | Flat |
| 12 FLAT 3 LANHILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BP | £468,000 | 18/12/2023 | Flat |
| WELFORD HOUSE, 114 FLAT F SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £402,500 | 27/10/2023 | Flat |
| 29 BASEMENT FLAT LANHILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BS | £732,500 | 11/10/2023 | Flat |
| 138 - 140 FLAT L SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £382,000 | 31/07/2023 | Flat |
| 12 FLAT 1 LANHILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BP | £630,500 | 19/05/2023 | Flat |
| FLAT D, 124 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £447,500 | 17/04/2023 | Flat |
| 162 FLAT A SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £560,000 | 15/03/2023 | Flat |
| 162 FLAT D SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £400,000 | 28/02/2023 | Flat |
| FLAT E, 124 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £290,000 | 06/12/2022 | Flat |
| 146 FLAT 2 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £560,000 | 11/11/2022 | Flat |
| 162 FLAT B SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £612,000 | 11/11/2022 | Flat |
| 15 FLAT 2 LANHILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BS | £555,000 | 10/11/2022 | Flat |
| 124 FLAT C SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £450,000 | 27/10/2022 | Flat |
| 191 GROUND FLOOR FLAT SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2EU | £525,000 | 19/08/2022 | Flat |
| WELFORD HOUSE, 114 FLAT G SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BT | £400,000 | 29/07/2022 | Flat |
| 19 TOP FLOOR FLAT LANHILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2BS | £1,290,400 | 29/04/2022 | Flat |
| 69 FLAT 5 CHIPPENHAM ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2AB | £480,000 | 08/04/2022 | Flat |

**Area average:** £533,770 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Ledbury Road, Notting Hill, London, W11](http://87.117.209.195:8080/listings/aab12ba) | £525,000 | 1 | Flat | 0.70 mi |
| [Monmouth Road, London, W2](http://87.117.209.195:8080/listings/80e6d79) | £875,000 | 3 | Maisonette | 0.81 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 6.4%
- **10y growth:** 4%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## Rental Range

*ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Lincoln (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Stuart Road, NW6 | £8,333/mo | 4 | 0.14 miles | OpenRent |
| 1 Bed Flat, Warlock Road, W9 | £2,000/mo | 1 | 0.16 miles | OpenRent |
| 3 Bed Flat, Morshead Mansions, W9 | £4,000/mo | 3 | 0.17 miles | OpenRent |
| 1 Bed Flat, Shirland Rd, W9 | £2,610/mo | 1 | 0.18 miles | OpenRent |
| 1 Bed Flat, Warlock Road, W9 | £2,200/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Delaware Mansions, W9 | £3,600/mo | 1 | 0.23 miles | OpenRent |
| 1 Bed Flat, Kilburn Park Road, NW6 | £2,300/mo | 1 | 0.23 miles | OpenRent |
| 3 Bed Flat, Kilburn Park Road, NW6 | £8,000/mo | 3 | 0.23 miles | OpenRent |
| 1 Bed Flat, Fernhead Road, W9 | £2,200/mo | 1 | 0.24 miles | OpenRent |

**Average rent: £3,916/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 1.31% (strong)
- **Max investor price (0.8%):** £326,250
- **Target investor price (1%):** £261,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,610/mo).*

- **Gross yield:** 15.7%
- **Cost-to-rent:** 6.4×
- **Monthly cashflow:** £1,540/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 32%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 423 |
| Violence and sexual offences | 366 |
| Shoplifting | 222 |
| Other theft | 105 |
| Burglary | 103 |
| Public order | 96 |
| Criminal damage and arson | 79 |
| Vehicle crime | 77 |
| Drugs | 74 |
| Theft from the person | 65 |
| Robbery | 37 |
| Bicycle theft | 30 |
| Possession of weapons | 12 |
| Other crime | 10 |
| **Total incidents** | **1699** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Essendine Primary School | Primary | 0.1 miles | Good — 21 Mar 2013 |
| Paddington Academy | Secondary | 0.2 miles | Outstanding — 8 May 2023 |
| St Peter's CofE School | Primary | 0.2 miles | Outstanding — 26 Jul 2023 |
| Maida Vale School | Other | 0.2 miles | — (No rating) |
| Mary Paterson Nursery School | Nursery | 0.3 miles | Outstanding — 20 Mar 2013 |