# 1 bedroom flat for sale (W9 3JA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 21, SIMON COURT, 16, SALTRAM CRESCENT, LONDON, MAIDA VALE, GREATER LONDON W9 3JA | | Price | £375,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | E | | Construction age | England and Wales: 1930-1949 | | Floor area | 63 m² | | Last sold | £400,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 31/03/2035 - **Current heating cost:** £1,602/year - **Est. upgrade cost to C:** £17,655 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - L2 (£800 - £1,200) - Y (£585 - £725) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0095-3029-4204-3285-5200) ## 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** **Video Viewings:** If proceeding without a physical viewing please note that you must make all necessary additional investigations to satisfy yourself that all requirements you have of the property will be met. Video content and other marketing materials shown are believed to fairly represent the property at the time they were created. ## Property Photos - ![Living Area](/listings/photos/137533406/1333766) - Living Area - ![Living Area](/listings/photos/137533406/1333767) - Living Area - ![Internal View](/listings/photos/137533406/1333768) - Internal View - ![Bathroom](/listings/photos/137533406/1333769) - Bathroom - ![External View](/listings/photos/137533406/1333770) - External View - ![Kitchen](/listings/photos/137533406/1333771) - Kitchen - ![Bedroom](/listings/photos/137533406/1333772) - Bedroom - ![Bathroom](/listings/photos/137533406/1333773) - Bathroom - ![External View](/listings/photos/137533406/1333774) - External View - ![Living Area](/listings/photos/137533406/1333775) - Living Area ## Floorplans - ![Floor Plan](/listings/photos/137533406/1333776) - Floor Plan ## EPC Graphs - ![EPC](/listings/photos/137533406/1333777) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | SIMON COURT, 16 FLAT 21 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA | £400,000 | 31/07/2025 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £778,807 (118 Flat, W9, 2024–2026) - **Deviation:** -51.8% ## Rental Range *ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,847/mo - **Realistic:** £3,163/mo - **Optimistic:** £3,479/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lincoln (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £494/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 | |------|------|------|------|------| | 1 Bed Flat, Fernhead Road, W9 | £2,200/mo | 1 | 0.12 miles | OpenRent | | 1 Bed Flat, Portnall Road, W9 | £2,800/mo | 1 | 0.21 miles | OpenRent | **Average rent: £2,500/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.67% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 8% - **Cost-to-rent:** 12.5× - **Monthly cashflow:** £748/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.3% *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).* ## Price per Square Metre - **£/m²:** £5,952/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.1% - **10y growth:** 9.2% ## House Price Index (HM Land Registry) *Official index for City of Westminster; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -20.1% - **5y growth (index):** -23.5% - **10y growth (index):** -22% ## 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)