# CHEADLE COURT FLAT 14 HENDERSON DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8UD

## Property details

- Slug: `8f0d5ec` (address key hash: `8f0d5eca71b828e27f006044f10d1e223ab429b0`)
- Postcode: NW8 8UD
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £367,500 Apr 2026
- Local average: £1,289,988 (48 sales)
- Street crime: 1722 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £367,500
- Date: 2026-04-01
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £367,500 | Flat | +22.5% | £375,077 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3ccd-b8d0-e063-4704a8c08d98) |
| Sold | 2012-09-17 | £300,000 | Flat | — | £324,844 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/37a2f330-55c4-4b9e-9864-b81287eab9b1) |

*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 |
|---------|-------|------|------|
| CHEADLE COURT FLAT 14 HENDERSON DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8UD | £367,500 | 01/04/2026 | Flat |
| CHEADLE COURT FLAT 14 HENDERSON DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8UD | £300,000 | 17/09/2012 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [155229503](http://87.117.209.195:8080/listings/fa466ae)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £367,500 |
| listed | 2024-11-21 | £375,000 |
| sold | 2012-01-01 | £300,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TEMPLAR COURT, 43 FLAT 12 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QJ | £1,550,000 | 04/08/2025 | Flat |
| ST JOHNS WOOD COURT FLAT 5 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QT | £1,275,000 | 10/07/2025 | Flat |
| GROVE END HOUSE FLAT 5H GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HP | £605,000 | 12/02/2025 | Flat |
| PENNYFORD COURT FLAT 9 HENDERSON DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8UF | £350,000 | 15/12/2023 | Flat |
| HELSBY COURT FLAT 18 POLLITT DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8JQ | £450,000 | 31/10/2023 | Flat |
| TEMPLAR COURT, 43 FLAT 37 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QJ | £2,750,000 | 21/08/2023 | Flat |
| CEDRIC CHAMBERS FLAT 9 NORTHWICK CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8JH | £347,000 | 17/07/2023 | Flat |
| CENTURY COURT FLAT 31 GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9LD | £1,225,000 | 07/07/2023 | Flat |
| ST. JOHNS WOOD COURT PENTHOUSE G ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QT | £1,700,000 | 22/06/2023 | Flat |
| ST JOHNS WOOD COURT FLAT 60 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QS | £1,450,000 | 14/04/2023 | Flat |
| GROVE END HOUSE FLAT 7B GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HL | £600,000 | 24/03/2023 | Flat |
| TEMPLAR COURT, 43 FLAT 32 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QJ | £2,080,000 | 14/02/2023 | Flat |
| GROVE END HOUSE FLAT 1K GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HR | £732,500 | 02/12/2022 | Flat |
| ASHBY COURT FLAT 25 POLLITT DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8UA | £450,000 | 01/12/2022 | Flat |
| GROVE END HOUSE FLAT 7J GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HL | £520,000 | 28/11/2022 | Flat |
| GROVE END HOUSE FLAT 4P GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HP | £522,500 | 16/11/2022 | Flat |
| GROVE END HOUSE FLAT 5B GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HP | £659,850 | 04/11/2022 | Flat |
| STOREY COURT, 39 FLAT 26 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QX | £388,000 | 01/11/2022 | Flat |
| ST JOHNS WOOD COURT FLAT 28 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8QT | £828,000 | 28/10/2022 | Flat |
| GROVE END HOUSE FLAT 3C GROVE END ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9HP | £649,950 | 13/10/2022 | Flat |

**Area average:** £956,640 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Cranfield Court, 21 Homer Street, Marylebone, London, W1H](http://87.117.209.195:8080/listings/431f47c) | £600,000 | 1 | Flat | 0.65 mi |
| [Quadrangle Tower, Cambridge Square, London, W2](http://87.117.209.195:8080/listings/1ab38f1) | £575,000 | 1 | Flat | 0.74 mi |
| [Sutherland Avenue, London](http://87.117.209.195:8080/listings/5fc5166) | £599,000 | 1 | Flat | 0.88 mi |

## Capital growth trend

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

- **5y growth:** -42.4%
- **10y growth:** -27.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -25.7%
- **5y growth (index):** -12.8%
- **10y growth (index):** -22.5%

## Rental Range

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

- **Low:** £2,861/mo
- **Realistic:** £3,179/mo
- **Optimistic:** £3,497/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Fisherton Street, NW8 | £2,400/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, Clifton Road, W9 | £3,050/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Addison House, NW8 | £2,150/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Garrett Mansions, W2 | £3,800/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Broadley St, NW8 | £3,000/mo | 1 | 0.38 miles | OpenRent |
| [Boundary Road, London, NW8](http://87.117.209.195:8080/listings/50fc4f7) | £3,937/mo | 1 | 0.86 miles | Rightmove |

**Average rent: £3,056/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £378,125
- **Target investor price (1%):** £302,500

*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 £3,025/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £1,250/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.1%

*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 | 471 |
| Violence and sexual offences | 346 |
| Other theft | 232 |
| Theft from the person | 141 |
| Public order | 98 |
| Shoplifting | 95 |
| Vehicle crime | 94 |
| Burglary | 79 |
| Drugs | 53 |
| Robbery | 46 |
| Bicycle theft | 40 |
| Other crime | 12 |
| Possession of weapons | 12 |
| Criminal damage and arson | 3 |
| **Total incidents** | **1722** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Gateway Academy | Primary | 0.1 miles | Good — 14 Nov 2022 |
| Portman Early Childhood Centre | Nursery | 0.3 miles | Outstanding — 14 Jul 2024 |
| Abingdon House School | Other | 0.4 miles | — (No rating) |
| St Joseph's RC Primary School | Primary | 0.4 miles | Outstanding — 14 May 2024 |
| United Colleges Group | Other | 0.4 miles | — (No rating) |