Flats/Maisonettes

BLAIR COURT FLAT 38 BOUNDARY ROAD

LONDON, CAMDEN, GREATER LONDON, NW8 6NT

£850,000

Location

Map view View on Google Maps View on OpenStreetMap Street View NW8 6NT

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Boundary Road	0.1 miles
Shop	Classic Cuts	0.1 miles
Train station	South Hampstead	0.2 miles
University	Central Belsize Square	0.5 miles
Hospital	The Portland Hospital	1.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£850,000 Jan 2026

Local average

£1,408,022 (42 sales)

Street crime

926 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£850,000	Flat	—	£828,298 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
BUTTERMERE COURT FLAT 74 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NS	£1,300,000	13/11/2025	Flat
WALSINGHAM FLAT 44 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RJ	£2,000,000	06/11/2025	Flat
BOYDELL COURT FLAT 38 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6NL	£970,000	01/09/2025	Flat
WYMONDHAM COURT FLAT 16 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD	£748,415	03/03/2025	Flat
1A FLAT 6 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS	£1,450,000	19/12/2023	Flat
LANGHORNE COURT FLAT 22 DORMAN WAY, LONDON, CAMDEN, GREATER LONDON, NW8 0SD	£495,000	18/12/2023	Flat
WYMONDHAM COURT FLAT 8 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD	£1,725,000	29/11/2023	Flat
1A FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS	£3,860,000	28/11/2023	Flat
BUTTERMERE COURT FLAT 10 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NR	£570,000	01/11/2023	Flat
WYMONDHAM COURT FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD	£1,275,000	16/10/2023	Flat
SHERINGHAM FLAT 24 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QY	£1,387,500	10/10/2023	Flat
1A FLAT 1 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS	£3,705,000	06/10/2023	Flat
WALSINGHAM FLAT 81 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RL	£915,000	31/08/2023	Flat
MANCROFT COURT FLAT 7 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QU	£1,415,000	17/08/2023	Flat
TAYLER COURT FLAT 50 DORMAN WAY, LONDON, CAMDEN, GREATER LONDON, NW8 0SB	£470,000	12/07/2023	Flat
BLAIR COURT FLAT 57 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT	£542,500	07/07/2023	Flat
BUTTERMERE COURT FLAT 76 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NS	£945,000	28/06/2023	Flat
SHERINGHAM FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QX	£2,050,000	23/06/2023	Flat
AVENUE LODGE FLAT 1 AVENUE ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6JA	£1,040,000	16/06/2023	Flat
BLAIR COURT FLAT 27 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT	£515,000	15/06/2023	Flat

Area average: £1,368,921 (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
St. John's Wood Road, London, NW8	£2,400,000	3	Flat	0.95 mi

Capital growth trend

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

5y growth 5%

10y growth -40.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Camden. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.4%

5y (index) -3%

10y (index) -6.4%

Rental Range

Estimated market rent for Camden. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,483/mo

Realistic £2,759/mo

Optimistic £3,035/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Central London: 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
2 Bed Flat, Cotman House, NW8	£2,800/mo	2	0.45 miles	OpenRent

Average rent: £2,800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 4%

Cost-to-rent ratio 25.3×

Monthly cashflow £-852/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

Street-level crime

Category	Count
Anti-social behaviour	259
Violence and sexual offences	203
Other theft	99
Theft from the person	76
Shoplifting	69
Vehicle crime	56
Burglary	47
Public order	46
Robbery	29
Drugs	13
Bicycle theft	12
Possession of weapons	7
Other crime	6
Criminal damage and arson	4
Total incidents	926

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
George Eliot Primary School	Primary	0.1 miles	Good — 8 May 2022
Swiss Cottage School - Development & Research Centre	Other	0.2 miles	Outstanding — 27 Feb 2014
Harris Academy St John's Wood	Secondary	0.2 miles	Good — 1 Apr 2020
The UCL Academy	Secondary	0.2 miles	Good — 26 Jun 2024
Central School of Speech and Drama	Other	0.3 miles	— (No rating)

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# BLAIR COURT FLAT 38 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT

## Property details

- Slug: `94d6289` (address key hash: `94d6289b1540b0997dcf9702166b1e9aca9b33be`)
- Postcode: NW8 6NT
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Last sold: £850,000 Jan 2026
- Local average: £1,408,022 (42 sales)
- Street crime: 926 incidents within 1 mile (May 2026)

## Latest sale

- Price: £850,000
- Date: 2026-01-28
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £850,000 | Flat | — | £828,298 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-6c09-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| BLAIR COURT FLAT 38 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT | £850,000 | 28/01/2026 | 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 |
|---------|-------|------|------|
| BUTTERMERE COURT FLAT 74 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NS | £1,300,000 | 13/11/2025 | Flat |
| WALSINGHAM FLAT 44 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RJ | £2,000,000 | 06/11/2025 | Flat |
| BOYDELL COURT FLAT 38 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6NL | £970,000 | 01/09/2025 | Flat |
| WYMONDHAM COURT FLAT 16 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD | £748,415 | 03/03/2025 | Flat |
| 1A FLAT 6 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS | £1,450,000 | 19/12/2023 | Flat |
| LANGHORNE COURT FLAT 22 DORMAN WAY, LONDON, CAMDEN, GREATER LONDON, NW8 0SD | £495,000 | 18/12/2023 | Flat |
| WYMONDHAM COURT FLAT 8 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD | £1,725,000 | 29/11/2023 | Flat |
| 1A FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS | £3,860,000 | 28/11/2023 | Flat |
| BUTTERMERE COURT FLAT 10 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NR | £570,000 | 01/11/2023 | Flat |
| WYMONDHAM COURT FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RD | £1,275,000 | 16/10/2023 | Flat |
| SHERINGHAM FLAT 24 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QY | £1,387,500 | 10/10/2023 | Flat |
| 1A FLAT 1 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QS | £3,705,000 | 06/10/2023 | Flat |
| WALSINGHAM FLAT 81 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6RL | £915,000 | 31/08/2023 | Flat |
| MANCROFT COURT FLAT 7 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QU | £1,415,000 | 17/08/2023 | Flat |
| TAYLER COURT FLAT 50 DORMAN WAY, LONDON, CAMDEN, GREATER LONDON, NW8 0SB | £470,000 | 12/07/2023 | Flat |
| BLAIR COURT FLAT 57 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT | £542,500 | 07/07/2023 | Flat |
| BUTTERMERE COURT FLAT 76 BOUNDARY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 6NS | £945,000 | 28/06/2023 | Flat |
| SHERINGHAM FLAT 9 ST JOHN'S WOOD PARK, LONDON, CAMDEN, GREATER LONDON, NW8 6QX | £2,050,000 | 23/06/2023 | Flat |
| AVENUE LODGE FLAT 1 AVENUE ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6JA | £1,040,000 | 16/06/2023 | Flat |
| BLAIR COURT FLAT 27 BOUNDARY ROAD, LONDON, CAMDEN, GREATER LONDON, NW8 6NT | £515,000 | 15/06/2023 | Flat |

**Area average:** £1,368,921 (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 |
|---------|-------|------|------|----------|
| [St. John's Wood Road, London, NW8](http://87.117.209.195:8080/listings/43c5f26) | £2,400,000 | 3 | Flat | 0.95 mi |

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** -40.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.4%
- **5y growth (index):** -3%
- **10y growth (index):** -6.4%

## Rental Range

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

- **Low:** £2,483/mo
- **Realistic:** £2,759/mo
- **Optimistic:** £3,035/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Cotman House, NW8 | £2,800/mo | 2 | 0.45 miles | OpenRent |

**Average rent: £2,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-852/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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:** Job (default Low)

[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 | 259 |
| Violence and sexual offences | 203 |
| Other theft | 99 |
| Theft from the person | 76 |
| Shoplifting | 69 |
| Vehicle crime | 56 |
| Burglary | 47 |
| Public order | 46 |
| Robbery | 29 |
| Drugs | 13 |
| Bicycle theft | 12 |
| Possession of weapons | 7 |
| Other crime | 6 |
| Criminal damage and arson | 4 |
| **Total incidents** | **926** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| George Eliot Primary School | Primary | 0.1 miles | Good — 8 May 2022 |
| Swiss Cottage School - Development & Research Centre | Other | 0.2 miles | Outstanding — 27 Feb 2014 |
| Harris Academy St John's Wood | Secondary | 0.2 miles | Good — 1 Apr 2020 |
| The UCL Academy | Secondary | 0.2 miles | Good — 26 Jun 2024 |
| Central School of Speech and Drama | Other | 0.3 miles | — (No rating) |