Sold STC Flat

8A

ALMA STREET, LONDON, GREATER LONDON NW5 3DJ

2 beds Listed 6 Jan 2009 (-6404d)

£435,000

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# 2 bedroom flat for sale (NW5 3DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8A, ALMA STREET, LONDON, GREATER LONDON NW5 3DJ |
| Price | £435,000 |
| Bedrooms | 2 |
| Last sold | £380,000 May 2009 |

## Description

Arranged over the ground and lower ground floors

Conservatory leading to West facing garden

In a highly sought after Kentish Town address

Minutes from various shopping and transport facilities

A charming two bedroom flat arranged over the ground and lower ground floors of this delightful mid terraced Victorian property in a much sought after Kentish Town address. Cleverly arranged accommodation with spacious conservatory leading onto West facing, sun filled rear garden. Ideally positioned for access to the many shopping and transport facilities of Kentish Town.

## Property Photos

- ![Picture No.07](/listings/photos/20601688/1248603) - Picture No.07
- ![Picture No.03](/listings/photos/20601688/1248605) - Picture No.03
- ![Picture No.02](/listings/photos/20601688/1248607) - Picture No.02
- ![Picture No.04](/listings/photos/20601688/1248609) - Picture No.04
- ![Picture No.05](/listings/photos/20601688/1248611) - Picture No.05
- ![Picture No.06](/listings/photos/20601688/1248613) - Picture No.06
- ![EPC](/listings/photos/20601688/1248617) - EPC

## Floorplans

- ![Floorplan](/listings/photos/20601688/1248619) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8A ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ | £380,000 | 08/05/2009 | 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 |
|---------|-------|------|------|
| [Same street] 9 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ | £1,070,000 | 10/05/2024 | Terraced |
| 50 UPPER FLAT WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DL | £740,000 | 13/12/2023 | Flat |
| 38D PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LG | £350,000 | 07/07/2023 | Flat |
| 37 FLAT B GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £865,000 | 07/07/2023 | Flat |
| 58 FLAT 1 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DY | £740,000 | 01/12/2022 | Flat |
| UNA HOUSE FLAT 57 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA | £517,000 | 29/11/2022 | Flat |
| ALPHA COURT FLAT 3 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3BY | £457,702 | 25/11/2022 | Flat |
| UNA HOUSE FLAT 15 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA | £460,000 | 04/11/2022 | Flat |
| 58 FLAT 2 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DY | £830,000 | 13/10/2022 | Flat |
| 36 FLAT 2 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BT | £870,000 | 29/09/2022 | Flat |
| 41B GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £344,000 | 26/08/2022 | Flat |
| 24 SECOND AND THIRD FLOOR FLAT PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LG | £535,000 | 28/06/2022 | Flat |
| UNA HOUSE FLAT 30 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA | £495,000 | 06/06/2022 | Flat |
| 28B INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BT | £827,500 | 19/05/2022 | Flat |
| 4 FLAT 20 GRAFTON YARD, LONDON, CAMDEN, GREATER LONDON, NW5 2NF | £665,000 | 05/04/2022 | Flat |
| MONMOUTH HOUSE FLAT 45 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3BX | £445,000 | 20/12/2021 | Flat |
| 4 FLAT 19 GRAFTON YARD, LONDON, CAMDEN, GREATER LONDON, NW5 2NF | £625,000 | 22/10/2021 | Flat |

**Street average:** £1,070,000 (1 sale)
**Area average:** £610,388 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £652,398 (56 Flat, NW5, 2024–2026)
- **Deviation:** -33.3%

## 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 Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/mo

## 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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Royal College Street, NW1 | £5,000/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Forge Place, NW1 | £3,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Camden Street, NW1 | £2,350/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £3,483/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.7×
- **Monthly cashflow:** £1,052/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10%

*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).*

## Capital growth trend

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

- **5y growth:** -7.6%
- **10y growth:** 12.2%

## 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%

## 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)

Picture No.07 Picture No.03 Picture No.02 Picture No.04 Picture No.05 Picture No.06 EPC

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Property details

Last sold

£380,000 May 2009

Local average

£652,398 (-33.3%)

Deprivation

Decile 5 (15,155 of 33,755)

Street crime

1395 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

A charming two bedroom flat arranged over the ground and lower ground floors of this delightful mid terraced Victorian. Cleverly arranged accommodation with spacious conservatory leading onto West facing, sun filled rear garden. A charming two bedroom property
Arranged over the ground and lower ground floors
Conservatory leading to West facing garden
In a highly sought after Kentish Town address
Minutes from various shopping and transport facilities

A charming two bedroom flat arranged over the ground and lower ground floors of this delightful mid terraced Victorian property in a much sought after Kentish Town address. Cleverly arranged accommodation with spacious conservatory leading onto West facing, sun filled rear garden. Ideally positioned for access to the many shopping and transport facilities of Kentish Town.

Listed by

Kentish Town

Campions - Chestertons

Reference: 20601688

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	08/05/2009 (17 years ago)	£380,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 9 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ	£1,070,000	10/05/2024	Terraced
50 UPPER FLAT WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DL	£740,000	13/12/2023	Flat
38D PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LG	£350,000	07/07/2023	Flat
37 FLAT B GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX	£865,000	07/07/2023	Flat
58 FLAT 1 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DY	£740,000	01/12/2022	Flat
UNA HOUSE FLAT 57 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA	£517,000	29/11/2022	Flat
ALPHA COURT FLAT 3 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3BY	£457,702	25/11/2022	Flat
UNA HOUSE FLAT 15 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA	£460,000	04/11/2022	Flat
58 FLAT 2 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DY	£830,000	13/10/2022	Flat
36 FLAT 2 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BT	£870,000	29/09/2022	Flat
41B GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX	£344,000	26/08/2022	Flat
24 SECOND AND THIRD FLOOR FLAT PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LG	£535,000	28/06/2022	Flat
UNA HOUSE FLAT 30 PRINCE OF WALES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3LA	£495,000	06/06/2022	Flat
28B INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BT	£827,500	19/05/2022	Flat
4 FLAT 20 GRAFTON YARD, LONDON, CAMDEN, GREATER LONDON, NW5 2NF	£665,000	05/04/2022	Flat
MONMOUTH HOUSE FLAT 45 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3BX	£445,000	20/12/2021	Flat
4 FLAT 19 GRAFTON YARD, LONDON, CAMDEN, GREATER LONDON, NW5 2NF	£625,000	22/10/2021	Flat

Street average: £1,070,000 (1 sale)

Area average: £610,388 (16 sales)

Capital growth trend

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

5y growth -7.6%

10y growth 12.2%

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 Inner North London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW5 3DJ

Nearby

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

Type	Name	Distance
Bus stop	Kentish Town Road	0.1 miles
Bus stop	Kentish Town Post Office	0.1 miles
Train station	Kentish Town West	0.2 miles
Shop	Lunar Cycles	0.2 miles
Shop	JSD Local	0.2 miles
Train station	Kentish Town	0.3 miles
University	Central Belsize Square	1.1 miles
University	Slade School of Fine Art	1.6 miles
Hospital	Proton International @ UCLH	1.7 miles
Hospital	Sleep & Health Clinic	1.7 miles

Street-level crime

Category	Count
Anti-social behaviour	342
Violence and sexual offences	327
Theft from the person	159
Other theft	111
Shoplifting	106
Public order	91
Vehicle crime	67
Robbery	55
Drugs	51
Burglary	48
Bicycle theft	19
Other crime	8
Possession of weapons	8
Criminal damage and arson	3
Total incidents	1395

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
St Patrick's Catholic Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
College Francais Bilingue De Londres	Other	0.1 miles	Good — 28 Nov 2022
Kentish Town Church of England Primary School	Primary	0.2 miles	Outstanding — 16 Jan 2018
Holy Trinity and Saint Silas CofE Primary School, NW1	Primary	0.3 miles	Good — 28 Nov 2021
Harmood School	Other	0.3 miles	Good — 8 Feb 2013

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
2 Bed Semi-Detached House, Royal College Street, NW1	£5,000/mo	2	0.22 miles	OpenRent
2 Bed Flat, Forge Place, NW1	£3,100/mo	2	0.27 miles	OpenRent
2 Bed Flat, Camden Street, NW1	£2,350/mo	2	0.35 miles	OpenRent

Average rent: £3,483/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 8.6%

Cost-to-rent ratio 11.7×

Monthly cashflow £1,052/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10%

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).