# 53 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB

## Property details

- Slug: `ae9f66f` (address key hash: `ae9f66ff62b186d58bb9f963cf621b8e4229c273`)
- Postcode: NW2 6SB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 128 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £750,000 Jan 2026
- Price per m²: £5,859/m²
- Local average: £708,629 (19 sales)
- Street crime: 668 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £750,000
- Date: 2026-01-19
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 24/04/2034
- **Current heating cost:** £1,630/year
- **Est. upgrade cost to C:** £19,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2875-3340-2324-8741)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £750,000 | Terraced | +360.1% | £727,679 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-3020-591c-e063-4704a8c00c31) |
| Sold | 1999-01-05 | £163,000 | Terraced | — | £871,115 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/a5b9d3fb-9f58-48eb-be49-d959fdea25ed) |

*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 |
|---------|-------|------|------|
| 53 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB | £750,000 | 19/01/2026 | Terraced |
| 53 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB | £163,000 | 05/01/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 43 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6TR | £665,000 | 05/12/2025 | Terraced |
| 5 CEDAR ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SS | £825,000 | 31/05/2023 | Terraced |
| 23 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG | £650,000 | 09/12/2022 | Terraced |
| 11 MORA ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SD | £735,000 | 29/07/2022 | Terraced |
| 39 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB | £850,000 | 04/07/2022 | Terraced |
| 41 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG | £1,016,387 | 01/04/2022 | Terraced |
| 25 MORA ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SJ | £730,000 | 10/11/2021 | Terraced |
| 14A MORA ROAD, LONDON, BRENT, GREATER LONDON, NW2 6TG | £458,500 | 01/10/2021 | Terraced |

**Area average:** £741,236 (8 sales)

## Capital growth trend

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

- **5y growth:** 8.8%
- **10y growth:** 16.5%

## House Price Index (HM Land Registry)

*Official index for Brent; Terraced series; as of March 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 6.4%
- **10y growth (index):** 11.8%

## Rental Range

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

- **Low:** £1,791/mo
- **Realistic:** £1,990/mo
- **Optimistic:** £2,189/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North 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 |
|------|------|------|------|------|
| 4 Bed Flat, Temple Road, NW2 | £650/mo | 4 | 0.14 miles | OpenRent |

**Average rent: £650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 96.2×
- **Monthly cashflow:** £-2,394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.2%

*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 |
|----------|-------|
| Violence and sexual offences | 171 |
| Anti-social behaviour | 170 |
| Other theft | 63 |
| Vehicle crime | 59 |
| Public order | 44 |
| Shoplifting | 39 |
| Burglary | 31 |
| Drugs | 27 |
| Criminal damage and arson | 21 |
| Theft from the person | 20 |
| Robbery | 11 |
| Other crime | 6 |
| Possession of weapons | 4 |
| Bicycle theft | 2 |
| **Total incidents** | **668** |

*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 |
|------|------|----------|--------|
| Mora Primary School | Primary | 0.3 miles | Good — 8 Sep 2024 |
| Anson Primary School | Primary | 0.3 miles | Good — 1 Jun 2015 |
| St Agnes' Catholic Primary School | Primary | 0.4 miles | Outstanding — 13 Nov 2019 |
| Our Lady of Grace RC Infant and Nursery School | Primary | 0.5 miles | Outstanding — 30 Jan 2024 |
| Claremont Primary School | Primary | 0.5 miles | Good — 6 Feb 2019 |