# 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:** 5.6%
- **10y growth:** -40.4%

## 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) |