# 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

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.

## 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:** -4.8%
- **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)