Sold Flat

FLAT 5

70 - 72, CREDITON HILL, LONDON, GREATER LONDON NW6 1HR

3 beds 2 baths 1,087 sq ft Listed 30 Apr 2015 (-4062d)

£1,100,000

Save

# 3 bedroom flat for sale (NW6 1HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 70 - 72, CREDITON HILL, LONDON, GREATER LONDON NW6 1HR |
| Price | £1,100,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 101 m² |
| Last sold | £720,000 Dec 2012 |

## Description

Exceptional and beautifully presented three double bedroom first floor flat for sale situated in this highly sought after road close to the many amenities of West End Lane and Finchley Road.

## Property Photos

- ![Photo](/listings/photos/51931658/419530)
- ![Photo](/listings/photos/51931658/419531)
- ![Photo](/listings/photos/51931658/419533)
- ![Photo](/listings/photos/51931658/419534)
- ![Photo](/listings/photos/51931658/419535)
- ![Photo](/listings/photos/51931658/419536)
- ![Photo](/listings/photos/51931658/419537)
- ![Photo](/listings/photos/51931658/419538)
- ![Photo](/listings/photos/51931658/419539)
- ![Photo](/listings/photos/51931658/419540)
- ![Photo](/listings/photos/51931658/419541)

## Floorplans

- ![Floorplan 1](/listings/photos/51931658/419543) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/51931658/419545) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70 - 72 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £720,000 | 14/12/2012 | 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 |
|---------|-------|------|------|
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £870,000 | 19/12/2025 | Flat |
| HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ | £825,000 | 05/12/2025 | Flat |
| HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ | £740,000 | 25/07/2025 | Flat |
| 411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ | £805,000 | 04/07/2025 | Flat |
| QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT | £795,000 | 18/12/2024 | Flat |
| 19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £1,165,000 | 06/12/2024 | Flat |
| [Same street] 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £540,000 | 29/11/2024 | Flat |
| [Same street] 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £900,000 | 08/08/2024 | Flat |
| CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL | £700,000 | 24/11/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,700,000 | 10/11/2023 | Flat |
| YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ | £745,000 | 08/09/2023 | Flat |
| YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF | £640,000 | 05/07/2023 | Flat |
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £900,000 | 02/06/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,360,000 | 02/06/2023 | Flat |
| 4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP | £1,440,000 | 19/05/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,425,000 | 14/04/2023 | Flat |
| [Same street] 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £624,750 | 16/12/2022 | Flat |
| 21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £574,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £635,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £800,000 | 07/11/2022 | Flat |
| 214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU | £417,700 | 01/11/2022 | Flat |
| 55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS | £650,000 | 01/11/2022 | Flat |
| [Same street] 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,320,000 | 18/10/2022 | Flat |
| [Same street] 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £795,000 | 11/10/2022 | Flat |
| PALACE COURT, 250 FLAT 18-28 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6DN | £1,000,000 | 06/10/2022 | Flat |
| [Same street] 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £750,000 | 09/09/2022 | Flat |
| [Same street] 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,500,000 | 11/04/2022 | Flat |
| [Same street] 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £537,500 | 30/03/2022 | Flat |
| [Same street] 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,175,000 | 08/03/2022 | Flat |
| [Same street] 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,325,000 | 10/12/2021 | Flat |

**Street average:** £946,725 (10 sales)
**Area average:** £909,335 (20 sales)

## Price vs local average

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

- **Local average:** £670,495 (165 Flat, NW6, 2024–2026)
- **Deviation:** +64.1%

## Rental Range

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

- **Low:** £2,452/mo
- **Realistic:** £2,724/mo
- **Optimistic:** £2,996/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £2,154/mo

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £340,500
- **Target investor price (1%):** £272,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £10,891/m²

## Capital growth trend

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

- **5y growth:** 8.2%
- **10y growth:** 7.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.2%
- **5y growth (index):** -5.5%
- **10y growth (index):** -10.8%

## 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)

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Property details

Floor area

101 m²

Year built

England and Wales: 1900-1929

Last sold

£720,000 Dec 2012

Price per m²

£10,891/m²

Local average

£670,495 (+64.1%)

Deprivation

Decile 8 (23,678 of 33,755)

Street crime

1017 incidents within 1 mile (Apr 2026)

Key features

Three double bedrooms
27' Reception room
Open plan kitchen⁄diner
Two bathrooms
Excellent views
Good condition
Close to transport links
EPC rating D

Description

Exceptional and beautifully presented three double bedroom first floor flat for sale situated in this highly sought after road close to the many amenities of West End Lane and Finchley Road.

Listed by

West Hampstead

The Lomond Group

Reference: 51931658

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	14/12/2012 (13 years ago)	£720,000	—

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
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£870,000	19/12/2025	Flat
HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ	£825,000	05/12/2025	Flat
HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ	£740,000	25/07/2025	Flat
411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ	£805,000	04/07/2025	Flat
QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT	£795,000	18/12/2024	Flat
19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£1,165,000	06/12/2024	Flat
Same street 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£540,000	29/11/2024	Flat
Same street 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£900,000	08/08/2024	Flat
CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL	£700,000	24/11/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,700,000	10/11/2023	Flat
YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ	£745,000	08/09/2023	Flat
YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF	£640,000	05/07/2023	Flat
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£900,000	02/06/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,360,000	02/06/2023	Flat
4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP	£1,440,000	19/05/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,425,000	14/04/2023	Flat
Same street 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£624,750	16/12/2022	Flat
21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£574,000	23/11/2022	Flat
YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£635,000	23/11/2022	Flat
YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£800,000	07/11/2022	Flat
214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU	£417,700	01/11/2022	Flat
55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS	£650,000	01/11/2022	Flat
Same street 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,320,000	18/10/2022	Flat
Same street 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£795,000	11/10/2022	Flat
PALACE COURT, 250 FLAT 18-28 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6DN	£1,000,000	06/10/2022	Flat
Same street 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£750,000	09/09/2022	Flat
Same street 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,500,000	11/04/2022	Flat
Same street 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£537,500	30/03/2022	Flat
Same street 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,175,000	08/03/2022	Flat
Same street 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,325,000	10/12/2021	Flat

Street average: £946,725 (10 sales)

Area average: £909,335 (20 sales)

Capital growth trend

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

5y growth 8.2%

10y growth 7.7%

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

1y (index) -8.2%

5y (index) -5.5%

10y (index) -10.8%

Rental Range

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

Low £2,452/mo

Realistic £2,724/mo

Optimistic £2,996/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £2,154/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 1HR

Nearby

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

Type	Name	Distance
Bus stop	Alvanley Gardens	0.1 miles
Bus stop	West End Lane	0.1 miles
Shop	All Aboard	0.1 miles
Shop	GAIL's	0.1 miles
Train station	Finchley Road & Frognal	0.3 miles
Train station	West Hampstead Thameslink	0.3 miles
University	The Royal Central School of Speech and Drama	0.8 miles
University	Central Belsize Square	0.9 miles
Hospital	Royal Free Hospital	1.0 miles
Hospital	Hospital of St John and St Elizabeth	1.4 miles

Street-level crime

Category	Count
Anti-social behaviour	224
Violence and sexual offences	210
Shoplifting	88
Theft from the person	86
Other theft	84
Vehicle crime	67
Public order	64
Burglary	54
Criminal damage and arson	53
Drugs	41
Robbery	23
Bicycle theft	8
Other crime	8
Possession of weapons	7
Total incidents	1017

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Emmanuel Church of England Primary School	Primary	0.2 miles	Good — 11 Feb 2019
University College School	Other	0.4 miles	— (No rating)
St Margaret's School	Other	0.4 miles	— (No rating)
Southbank International School Hampstead	Other	0.5 miles	— (No rating)
West Hampstead Primary School	Primary	0.5 miles	Good — 10 Sep 2012

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.25%

Max investor price (0.8%) £340,500

Target investor price (1%) £272,400

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).