# 2 bedroom apartment for sale (W13 8QH)

## Property Details

| Key | Value |
|-----|-------|
| Address | SECOND FLOOR FLAT 5, 38 HASTINGS ROAD, LONDON, GREATER LONDON W13 8QH |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £420,000 Feb 2026 |

## Description

Situated on the second floor of a handsome detached period house conversion, this bright and characterful two-bedroom apartment offers a unique blend of style, space, and convenience. Thoughtfully designed throughout, the apartment features a generous open-plan living area with wood flooring, an exposed brickwork feature wall, a large skylight, and plenty of room to relax or dine in comfort.

The contemporary kitchen is well-appointed and flows seamlessly into the living space, ideal for entertaining. The modern family bathroom is fully tiled and fitted with a double-width basin, walk-in shower, and heated towel rail, creating a luxurious, spa-like feel. Both bedrooms are doubles and boasts excellent ceiling height, soft carpet, built-in storage, and windows that bathe the room in natural light.

Residents enjoy access to a communal garden, and on-street permit parking is available. The location is second to none—just a short walk from Walpole Park and Lammas Park, perfect for outdoor exercise or peaceful afternoons. Ealing Broadway and West Ealing stations (Elizabeth Line, Central Line, District Line & GWR) are both within easy walking distance, offering unbeatable transport links into central London and beyond.  With Waitrose around the corner, an eclectic mix of shops along Uxbridge Road, and Ealing Broadway’s vibrant retail and dining scene nearby, this apartment offers a lifestyle that’s both well-connected and wonderfully local.

## Property Photos

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## Floorplans

- ![1278165 (L).jpg](/listings/photos/161577308/534842) - 1278165 (L).jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161577308/534844) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 SECOND FLOOR FLAT 5 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £420,000 | 16/02/2026 | Flat |
| 38 SECOND FLOOR FLAT 5 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £450,000 | 12/12/2014 | 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 |
|---------|-------|------|------|
| ELTHAM COURT FLAT 7 BERWICK CLOSE, LONDON, EALING, GREATER LONDON, W13 8BL | £510,000 | 11/12/2025 | Flat |
| 7A CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP | £335,000 | 25/07/2025 | Flat |
| [Same street] 23 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £415,000 | 14/02/2025 | Flat |
| 24 FLAT C THE AVENUE, LONDON, EALING, GREATER LONDON, W13 8PH | £480,000 | 17/09/2024 | Flat |
| 23 LANGHAM GARDENS, LONDON, EALING, GREATER LONDON, W13 8PY | £368,000 | 25/09/2023 | Flat |
| BROXBURN HOUSE 18 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £778,000 | 29/06/2023 | Flat |
| DUNDEE HOUSE 14 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £793,000 | 24/04/2023 | Flat |
| DUNDEE HOUSE 7 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £655,000 | 31/03/2023 | Flat |
| BROXBURN HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £790,000 | 31/03/2023 | Flat |
| DUNDEE HOUSE 19 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £720,000 | 30/03/2023 | Flat |
| DUNDEE HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £725,000 | 27/03/2023 | Flat |
| [Same street] 38 FIRST FLOOR FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £300,000 | 22/03/2023 | Flat |
| BROXBURN HOUSE 42 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £459,557 | 23/02/2023 | Flat |
| 45 FLAT 3 HARTINGTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QL | £395,000 | 21/12/2022 | Flat |
| BROXBURN HOUSE 54 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £491,000 | 16/12/2022 | Flat |
| BROXBURN HOUSE 62 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £680,000 | 15/12/2022 | Flat |
| BROXBURN HOUSE 65 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £512,500 | 01/12/2022 | Flat |
| BROXBURN HOUSE 71 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £845,700 | 30/11/2022 | Flat |
| DUNDEE HOUSE 29 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £739,900 | 30/11/2022 | Flat |
| BROXBURN HOUSE 59 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £600,000 | 25/11/2022 | Flat |
| BROUGHTON COURT 65 BROUGHTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QN | £445,000 | 18/11/2022 | Flat |
| 10A SECOND FLOOR FLAT CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP | £370,000 | 08/11/2022 | Flat |
| [Same street] 42 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £7,300,000 | 04/05/2022 | Other |
| [Same street] 25 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £410,000 | 24/01/2022 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £600,000 | 17/12/2021 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 2 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £575,000 | 17/12/2021 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £475,000 | 17/12/2021 | Flat |

**Street average:** £1,439,286 (7 sales)
**Area average:** £584,633 (20 sales)

## Price vs local average

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

- **Local average:** £448,847 (31 Flat, W13, 2024–2026)
- **Deviation:** +0.3%

## Rental Range

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

- **Low:** £1,851/mo
- **Realistic:** £2,057/mo
- **Optimistic:** £2,263/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 Flat, Drayton Green Road, W13 | £4,000/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Luminosity Court, W13 | £2,250/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, The Avenue, W13 | £2,150/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Craven Avenue, W5 | £2,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Craven Avenue, W5 | £2,500/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,600/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £228/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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:** 0.9%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

*Official index for Ealing; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.8%
- **5y growth (index):** 0.3%
- **10y growth (index):** 4.7%

## 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)