# 4 bedroom detached house for sale (NW11 9QU)

## Property Details

| Key | Value |
|-----|-------|
| Address | Woodlands, Golders Green, NW11, NW11 9QU |
| Price | £1,400,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | G |
| Last sold | £249,950 |

## Description

PRIME LOCATION! This modernised well-presented four bedroom, two bathroom, detached family home.

The property benefits from a modern, 18 ft fitted kitchen/breakfast room, guest wc, spacious rear reception with dining area and additional kitchenette.

Rear garden with outbuilding, ensuite bathroom, modern fittings, double glazing and off street parking. 

Golders Green Roads local shops, restaurants and amenities are all within easy reach as well as the North Circular Road, M1 and Brent Cross Shopping Centre.

To really appreciate the location an internal viewing is highly recommended via the Vendors Sole Agent Ellis and Co

## Property Photos

- ![Picture No. 09](/listings/photos/90469890/2103189) - Picture No. 09
- ![Picture No. 03](/listings/photos/90469890/2103190) - Picture No. 03
- ![Picture No. 08](/listings/photos/90469890/2103191) - Picture No. 08
- ![Picture No. 06](/listings/photos/90469890/2103192) - Picture No. 06
- ![Picture No. 02](/listings/photos/90469890/2103193) - Picture No. 02
- ![Picture No. 01](/listings/photos/90469890/2103194) - Picture No. 01
- ![Picture No. 07](/listings/photos/90469890/2103195) - Picture No. 07
- ![Picture No. 04](/listings/photos/90469890/2103196) - Picture No. 04
- ![Picture No. 05](/listings/photos/90469890/2103197) - Picture No. 05

## Floorplans

- ![Floorplan](/listings/photos/90469890/2103198) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90469890/2103199) - EPC Rating Graph

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 WOODLANDS, LONDON, BARNET, GREATER LONDON, NW11 9QT | £1,600,000 | 18/07/2023 | Detached |
| 93 PRINCES PARK AVENUE, LONDON, BARNET, GREATER LONDON, NW11 0JS | £1,700,000 | 03/07/2023 | Detached |
| 21 PARK WAY, LONDON, BARNET, GREATER LONDON, NW11 0EX | £2,500,000 | 28/04/2023 | Detached |
| 1 DANESCROFT GARDENS, LONDON, BARNET, GREATER LONDON, NW4 2ND | £1,505,000 | 01/06/2022 | Detached |
| 28 WOODLANDS, LONDON, BARNET, GREATER LONDON, NW11 9QL | £750,000 | 14/02/2022 | Detached |
| 277 GOLDERS GREEN ROAD, LONDON, BARNET, GREATER LONDON, NW11 9JJ | £1,175,000 | 05/11/2021 | Detached |
| [Same street] 66 WOODLANDS, LONDON, BARNET, GREATER LONDON, NW11 9QU | £1,325,000 | 30/09/2021 | Detached |

**Street average:** £1,325,000 (1 sale)
**Area average:** £1,538,333 (6 sales)

## Price vs local average

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

- **Local average:** £1,731,625 (8 Detached, NW11, 2024–2026)
- **Deviation:** -19.2%

## Rental Range

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

- **Low:** £1,751/mo
- **Realistic:** £1,945/mo
- **Optimistic:** £2,140/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £3,052/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 |
|------|------|------|------|------|
| 4 Bed Flat, Brent View House, NW11 | £2,650/mo | 4 | 0.23 miles | OpenRent |

**Average rent: £2,650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £331,250
- **Target investor price (1%):** £265,000

*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 £2,650/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 44×
- **Monthly cashflow:** £-3,153/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.3%

*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).*

## Capital growth trend

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

- **5y growth:** -58.7%
- **10y growth:** -47.8%

## House Price Index (HM Land Registry)

*Official index for Barnet; Detached series; as of May 2026.*

- **1y growth (index):** -4.8%
- **5y growth (index):** 6.5%
- **10y growth (index):** 10.7%

## 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)