# 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:** 3.7% - **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)