Sold Flat

FLAT 21

SIMON COURT, 16, SALTRAM CRESCENT, LONDON, MAIDA VALE, GREATER LONDON W9 3JA

1 beds 1 baths 678 sq ft Listed 18 Jul 2023 (-1098d)

£375,000

Reduced on 14 Nov 2024

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Living Area

Living Area Living Area Internal View Bathroom External View Kitchen Bedroom Bathroom External View Living Area

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Property details

Tenure

LEASEHOLD (146 years remaining on lease)

Floor area

63 m²

Council tax band

E

EPC rating

E

Year built

England and Wales: 1930-1949

Last sold

£400,000 Jul 2025

Price per m²

£5,952/m²

Local average

£780,335 (-51.9%)

Deprivation

Decile 3 (8,683 of 33,755)

Street crime

1667 incidents within 1 mile (May 2026)

Key features

  • Leasehold Term 189 years from 25/03/1982
  • Entrance Hall
  • Reception Room
  • Open Plan Kitchen
  • Double Bedroom
  • Bathroom
  • Entryphone

Additional details

Heating
Electric

Description

Property Description

A rare opportunity to acquire a one bedroom duplex apartment located on the third and fourth floors within this sought-after church conversion. This unusual property features a 21ft studio/reception room with open-plan kitchen set against exposed brickwork and roof timbers.

Property Details

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Listed by

St John's Wood

Leaders and Romans Group

Reference: 137533406

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 01/04/2025

Expiry date: 31/03/2035

Current heating cost: £1,602/year

Potential heating cost: £383/year

Est. upgrade cost to C: £17,655

Recommendations

  • Room-in-roof insulation (£1,500 - £2,700)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • High heat retention storage heaters (£800 - £1,200)
  • Heat recovery system for mixer showers (£585 - £725)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

Floor Plan

EPC Graphs

EPC

EPC

Price history

Event Date Price % change
Sold 31/07/2025 (11 months ago) £400,000 —

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
5 SECOND FLOOR FLAT C MACROOM ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HY £795,000 15/12/2025 Flat
38C SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HR £575,000 12/12/2025 Flat
65 FLAT B MALVERN ROAD, LONDON, BRENT, GREATER LONDON, NW6 5PU £500,000 28/11/2025 Flat
95A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA £517,000 05/08/2025 Flat
WALTERTON LODGE, 113 - 117 FLAT 15 WALTERTON ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3PG £527,500 17/07/2025 Flat
23 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH £425,000 19/06/2025 Flat
99 FLAT C FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA £365,150 10/06/2025 Flat
3 FLAT 3 FORDINGLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HE £685,000 28/05/2025 Flat
99 FLAT B FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA £382,500 21/02/2025 Flat
99 FLAT A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA £372,400 09/12/2024 Flat
35 MALVERN ROAD, LONDON, BRENT, GREATER LONDON, NW6 5PS £930,000 11/11/2024 Flat
11 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH £425,000 15/12/2023 Flat
13 THIRD FLOOR FLAT MALVERN ROAD, LONDON, BRENT, GREATER LONDON, NW6 5PS £415,000 11/12/2023 Flat
SIMON COURT, 16 FLAT 8 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA £465,000 27/10/2023 Flat
71 FLAT B MALVERN ROAD, LONDON, BRENT, GREATER LONDON, NW6 5PU £455,000 13/10/2023 Flat
101 GROUND FLOOR FLAT FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA £580,000 16/08/2023 Flat
41 THIRD FLOOR FLAT MALVERN ROAD, LONDON, BRENT, GREATER LONDON, NW6 5PS £490,000 14/08/2023 Flat
TRINITY COURT FLAT 2 CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HD £780,000 26/05/2023 Flat
58 FLAT 2 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HR £595,000 14/04/2023 Flat
35 FLAT 3 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JR £385,000 16/02/2023 Flat

Area average: £533,228 (20 sales)

Capital growth trend

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

5y growth 0.7%
10y growth 5.9%

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

1y (index) -20.1%
5y (index) -23.5%
10y (index) -22%

Rental Range

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

Low £2,847/mo
Realistic £3,163/mo
Optimistic £3,479/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Lincoln: £494/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 3JA

Address

16 Saltram Crescent

Nearby

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

Type Name Distance
Bus stop Saltram Crescent 0.1 miles
Shop Little Venice Bathrooms 0.1 miles
Shop Navton 0.1 miles
Bus stop Shirland Road / Fernhead Road 0.1 miles
University Kennet West Skills Centre 0.3 miles
Train station Queen's Park 0.4 miles
Train station Kilburn Park 0.5 miles
University Scale Space White City 1.5 miles
Hospital The Portland Hospital 2.4 miles
Hospital Sleep & Health Clinic 2.5 miles

Street-level crime

Category Count
Anti-social behaviour 472
Violence and sexual offences 337
Shoplifting 238
Other theft 144
Vehicle crime 100
Burglary 80
Public order 76
Drugs 61
Theft from the person 56
Robbery 40
Bicycle theft 28
Possession of weapons 17
Other crime 11
Criminal damage and arson 7
Total incidents 1667

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
Maida Vale School Other 0.0 miles — (No rating)
Dorothy Gardner Nursery School Nursery 0.1 miles Good — 13 Jul 2022
Mary Paterson Nursery School Nursery 0.2 miles Outstanding — 20 Mar 2013
Essendine Primary School Primary 0.2 miles Good — 21 Mar 2013
Carlton Vale Infant School Primary 0.2 miles Good — 18 Sep 2023

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
1 Bed Flat, Shirland Rd, W9 £2,610/mo 1 0.08 miles OpenRent
1 Bed Flat, Fernhead Road, W9 £2,200/mo 1 0.12 miles OpenRent
1 Bed Flat, Lydford Road, W9 £2,500/mo 1 0.12 miles OpenRent
1 Bed Flat, Warlock Road, W9 £2,000/mo 1 0.16 miles OpenRent
1 Bed Flat, Portnall Road, W9 £2,800/mo 1 0.21 miles OpenRent
1 Bed Flat, Burlington Close, W9 £2,200/mo 1 0.23 miles OpenRent

Average rent: £2,385/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%
Max investor price (0.8%) £293,750
Target investor price (1%) £235,000
Gross yield 7.5%
Cost-to-rent ratio 13.3×
Monthly cashflow £613/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 6.8%
  • 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).