Sold Terraced

9 ALMA STREET

LONDON, GREATER LONDON NW5 3DJ

2 beds 1 baths Listed 20 Nov 2023 (-974d)

£1,000,000

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# 2 bedroom terraced house for sale (NW5 3DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 ALMA STREET, LONDON, GREATER LONDON NW5 3DJ |
| Price | £1,000,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | F |
| Last sold | £1,070,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 21/11/2033
- **Est. upgrade cost to C:** £29,898

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- C (£15 - £30)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3020-2596-0062-2099-0763)

## Description

Situated in arguably one of Kentish Town most desirable streets with fascinating history and forming part of the Inkerman conversation area is this charming Victorian home. This property requires modernisation and would be perfect for someone looking to implement their own style and design, by also having scope for an extension at the rear (subject to planning). It comprises a double-through lounge, a gallied kitchen with a skylight, bathroom at the rear, and access out onto the South/West facing private garden, it also has a cellar space off the hallway. Upstairs on the first floor there are two large double bedrooms and a study. Alma Street is nestled in a quiet residential pocket just off Kentish Town Road with an array of fantastic amenities, a short walk will lead you to the wide-open spaces of Hampstead Heath. Kentish Town West Overground is 0.3 Miles away.

## Property Photos

- ![Exterior](/listings/photos/142200632/1248492) - Exterior
- ![Kitchen](/listings/photos/142200632/1248493) - Kitchen
- ![Reception](/listings/photos/142200632/1248494) - Reception
- ![Bathroom](/listings/photos/142200632/1248495) - Bathroom
- ![Bedroom 2](/listings/photos/142200632/1248496) - Bedroom 2
- ![Garden](/listings/photos/142200632/1248497) - Garden
- ![Bedroom 1](/listings/photos/142200632/1248498) - Bedroom 1
- ![Bedroom 1](/listings/photos/142200632/1248499) - Bedroom 1
- ![Bedroom 1](/listings/photos/142200632/1248500) - Bedroom 1
- ![Bedroom 2](/listings/photos/142200632/1248501) - Bedroom 2
- ![Hallway](/listings/photos/142200632/1248502) - Hallway
- ![Study](/listings/photos/142200632/1248503) - Study
- ![Kitchen](/listings/photos/142200632/1248504) - Kitchen
- ![Bathroom](/listings/photos/142200632/1248505) - Bathroom
- ![Reception](/listings/photos/142200632/1248506) - Reception
- ![Reception](/listings/photos/142200632/1248507) - Reception
- ![Garden](/listings/photos/142200632/1248508) - Garden
- ![Garden](/listings/photos/142200632/1248509) - Garden
- ![Hallway](/listings/photos/142200632/1248510) - Hallway

## Floorplans

- ![Floorplan](/listings/photos/142200632/1248511) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/142200632/1248512) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ | £1,070,000 | 10/05/2024 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DB | £1,075,000 | 31/08/2023 | Terraced |
| 47 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £1,250,000 | 05/05/2023 | Terraced |
| 3 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS | £1,450,000 | 29/11/2022 | Terraced |
| 35 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £1,600,000 | 02/09/2022 | Terraced |
| 4 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS | £1,300,000 | 15/07/2022 | Terraced |
| 42 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DL | £1,680,000 | 04/07/2022 | Terraced |
| 46 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £1,428,000 | 08/04/2022 | Terraced |
| 27 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DT | £1,875,000 | 07/03/2022 | Terraced |
| 25 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £2,153,000 | 22/12/2021 | Terraced |
| 30 GROUND AND FIRST FLOORS ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £820,000 | 15/09/2021 | Terraced |

**Area average:** £1,463,100 (10 sales)

## Price vs local average

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

- **Local average:** £1,414,135 (18 Terraced, NW5, 2024–2026)
- **Deviation:** -29.3%

## 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 | 0.28 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:** 0.31% (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:** 3.7%
- **Cost-to-rent:** 26.9×
- **Monthly cashflow:** £-1,173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.9%

*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:** £10,870/m²

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 44%

## House Price Index (HM Land Registry)

*Official index for Camden; Terraced series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 6.8%
- **10y growth (index):** 5.5%

## 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)

Exterior Kitchen Reception Bathroom Bedroom 2 Garden Bedroom 1 Bedroom 1 Bedroom 1 Bedroom 2 Hallway Study Kitchen Bathroom Reception Reception Garden Garden Hallway

/ 19

Property details

Tenure

FREEHOLD

Council tax band

EPC rating

Last sold

£1,070,000 May 2024

Price per m²

£10,870/m²

Local average

£1,414,135 (-29.3%)

Deprivation

Decile 5 (15,155 of 33,755)

Street crime

1392 incidents within 1 mile (May 2026)

Key features

Historical Street
Inkerman Conservation Area
South/West facing aspect
Rear Extension Possible (STP)
Victorian Home
Cellar Space
Quiet Residential Street
Rarely Available

Additional details

Garden: Yes

Description

Listed by

Kentish Town

Dexters

Reference: 142200632

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 22/11/2023

Expiry date: 21/11/2033

Est. upgrade cost to C: £29,898

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	10/05/2024 (2 years ago)	£1,070,000	—

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
3 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DB	£1,075,000	31/08/2023	Terraced
47 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH	£1,250,000	05/05/2023	Terraced
3 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS	£1,450,000	29/11/2022	Terraced
35 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX	£1,600,000	02/09/2022	Terraced
4 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS	£1,300,000	15/07/2022	Terraced
42 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DL	£1,680,000	04/07/2022	Terraced
46 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH	£1,428,000	08/04/2022	Terraced
27 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DT	£1,875,000	07/03/2022	Terraced
25 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX	£2,153,000	22/12/2021	Terraced
30 GROUND AND FIRST FLOORS ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH	£820,000	15/09/2021	Terraced

Area average: £1,463,100 (10 sales)

Capital growth trend

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

5y growth 5.8%

10y growth 44%

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

1y (index) -0.5%

5y (index) 6.8%

10y (index) 5.5%

Rental Range

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

Low £2,483/mo

Realistic £2,759/mo

Optimistic £3,035/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW5 3DJ

Nearby

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

Type	Name	Distance
Bus stop	Kentish Town Road	0.1 miles
Bus stop	Kentish Town Post Office	0.1 miles
Train station	Kentish Town West	0.2 miles
Shop	Lunar Cycles	0.2 miles
Shop	Howdens Joinery	0.2 miles
Train station	Kentish Town	0.3 miles
University	Central Belsize Square	1.2 miles
University	Slade School of Fine Art	1.6 miles
Hospital	Proton International @ UCLH	1.7 miles
Hospital	Sleep & Health Clinic	1.7 miles

Street-level crime

Category	Count
Anti-social behaviour	340
Violence and sexual offences	327
Theft from the person	159
Other theft	111
Shoplifting	106
Public order	91
Vehicle crime	67
Robbery	55
Drugs	50
Burglary	48
Bicycle theft	19
Other crime	8
Possession of weapons	8
Criminal damage and arson	3
Total incidents	1392

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
St Patrick's Catholic Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
College Francais Bilingue De Londres	Other	0.2 miles	Good — 28 Nov 2022
Kentish Town Church of England Primary School	Primary	0.2 miles	Outstanding — 16 Jan 2018
Holy Trinity and Saint Silas CofE Primary School, NW1	Primary	0.3 miles	Good — 28 Nov 2021
Harmood School	Other	0.3 miles	Good — 8 Feb 2013

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	0.28 miles	OpenRent
2 Bed Flat, Camden Street, NW1	£2,350/mo	2	0.35 miles	OpenRent

Average rent: £3,483/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 3.7%

Cost-to-rent ratio 26.9×

Monthly cashflow £-1,173/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.9%

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).