Sold STC Flat

FLAT 2

70 - 72, CREDITON HILL, LONDON, GREATER LONDON NW6 1HR

1 beds 1 baths 94 m² Listed 22 Dec 2015 (-3875d)

£525,000

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# 1 bedroom flat for sale (NW6 1HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 70 - 72, CREDITON HILL, LONDON, GREATER LONDON NW6 1HR |
| Price | £525,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £540,000 Nov 2024 |

## Description

This superb flat benefits from a double bedroom with an en suite bathroom, fitted kitchen with appliances, guest WC, a reception which leads out onto a private patio garden and a lease of approx 104 years.

In our opinion this is a great one bedroom flat with outside space ideal for a first time buyer or for rental purposes in a prime location.

## Property Photos

- ![Photo 1](/listings/photos/38654307/419321) - Photo 1
- ![Photo 2](/listings/photos/38654307/419322) - Photo 2
- ![Photo 4](/listings/photos/38654307/419323) - Photo 4
- ![Photo 5](/listings/photos/38654307/419324) - Photo 5
- ![Photo 6](/listings/photos/38654307/419325) - Photo 6
- ![Photo 7](/listings/photos/38654307/419326) - Photo 7
- ![Photo 9](/listings/photos/38654307/419327) - Photo 9
- ![Photo 10](/listings/photos/38654307/419328) - Photo 10
- ![Photo 11](/listings/photos/38654307/419329) - Photo 11

## Floorplans

- ![Floorplan 1](/listings/photos/38654307/419330) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/38654307/419331) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £540,000 | 29/11/2024 | Flat |
| 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £520,000 | 19/02/2016 | 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 |
|---------|-------|------|------|
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £870,000 | 19/12/2025 | Flat |
| HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ | £825,000 | 05/12/2025 | Flat |
| HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ | £740,000 | 25/07/2025 | Flat |
| 411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ | £805,000 | 04/07/2025 | Flat |
| QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT | £795,000 | 18/12/2024 | Flat |
| 19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £1,165,000 | 06/12/2024 | Flat |
| [Same street] 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £900,000 | 08/08/2024 | Flat |
| CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL | £700,000 | 24/11/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,700,000 | 10/11/2023 | Flat |
| YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ | £745,000 | 08/09/2023 | Flat |
| YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF | £640,000 | 05/07/2023 | Flat |
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £900,000 | 02/06/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,360,000 | 02/06/2023 | Flat |
| 4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP | £1,440,000 | 19/05/2023 | Flat |
| PALACE COURT, 250 15A FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6DN | £300,000 | 12/05/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,425,000 | 14/04/2023 | Flat |
| [Same street] 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £624,750 | 16/12/2022 | Flat |
| 21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £574,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £635,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £800,000 | 07/11/2022 | Flat |
| 55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS | £650,000 | 01/11/2022 | Flat |
| 214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU | £417,700 | 01/11/2022 | Flat |
| [Same street] 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,320,000 | 18/10/2022 | Flat |
| [Same street] 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £795,000 | 11/10/2022 | Flat |
| [Same street] 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £750,000 | 09/09/2022 | Flat |
| [Same street] 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,500,000 | 11/04/2022 | Flat |
| [Same street] 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £537,500 | 30/03/2022 | Flat |
| [Same street] 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,175,000 | 08/03/2022 | Flat |
| [Same street] 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,325,000 | 10/12/2021 | Flat |

**Street average:** £991,917 (9 sales)
**Area average:** £874,335 (20 sales)

## Price vs local average

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

- **Local average:** £672,545 (174 Flat, NW6, 2024–2026)
- **Deviation:** -21.9%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,436/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 Terraced House, Palace Court, NW3 | £2,195/mo | 1 | 0.09 miles | OpenRent |
| Studio Flat, Hillside Court, NW3 | £2,000/mo | 1 | 0.1 miles | OpenRent |
| Studio Flat, Lymington Road, NW6 | £3,402/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, West End Lane, NW6 | £1,050/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, Very Near Lyncroft Gardens Area, NW6 | £1,150/mo | 1 | 0.21 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,400/mo | 1 | 0.23 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,400/mo | 1 | 0.23 miles | OpenRent |
| Bedsit, Sumatra Road, NW6 | £880/mo | 1 | 0.27 miles | OpenRent |
| Bedsit, Sumatra Road, NW6 | £1,000/mo | 1 | 0.27 miles | OpenRent |
| Studio Flat, Holmdale Road, NW6 | £1,050/mo | 1 | 0.28 miles | OpenRent |
| 1 Bed Flat, Narcissus Road, NW6 | £2,300/mo | 1 | 0.3 miles | OpenRent |
| [Torridon House, London, NW6](http://87.117.209.195:8080/listings/096e5d7) | £1,750/mo | 1 | 1.24 miles | Rightmove |

**Average rent: £1,631/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-833/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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:** -6.6%
- **10y growth:** 7.9%

## House Price Index (HM Land Registry)

*Official index for Camden; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.4%
- **5y growth (index):** -3%
- **10y growth (index):** -6.4%

## 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)

Photo 1 Photo 2 Photo 4 Photo 5 Photo 6 Photo 7 Photo 9 Photo 10 Photo 11

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Property details

Floor area

94 m²

Last sold

£540,000 Nov 2024

Local average

£672,545 (-21.9%)

Deprivation

Decile 8 (23,678 of 33,755)

Street crime

1060 incidents within 1 mile (May 2026)

Key features

Courtyard Style Garden
Guest WC
Separate Kitchen Breakfast Room
No Upper Chain
Long Lease

Additional details

Garden: Yes

Description

Located in one of West Hampstead's premier roads we are delighted to offer for sale a newly decorated one double bedroom garden flat set in a period property moments away from all the amenities and three stations of West Hampstead. Finchley Road and Hampstead are also easily accessible.

This superb flat benefits from a double bedroom with an en suite bathroom, fitted kitchen with appliances, guest WC, a reception which leads out onto a private patio garden and a lease of approx 104 years.

In our opinion this is a great one bedroom flat with outside space ideal for a first time buyer or for rental purposes in a prime location.

Listed by

London

Vita Properties

Reference: 38654307

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

4% since 2016

Event	Date	Price	% change
Sold	29/11/2024 (1 year ago)	£540,000	+3.8%
Sold	19/02/2016 (10 years ago)	£520,000	—

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
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£870,000	19/12/2025	Flat
HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ	£825,000	05/12/2025	Flat
HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ	£740,000	25/07/2025	Flat
411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ	£805,000	04/07/2025	Flat
QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT	£795,000	18/12/2024	Flat
19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£1,165,000	06/12/2024	Flat
Same street 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£900,000	08/08/2024	Flat
CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL	£700,000	24/11/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,700,000	10/11/2023	Flat
YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ	£745,000	08/09/2023	Flat
YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF	£640,000	05/07/2023	Flat
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£900,000	02/06/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,360,000	02/06/2023	Flat
4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP	£1,440,000	19/05/2023	Flat
PALACE COURT, 250 15A FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6DN	£300,000	12/05/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,425,000	14/04/2023	Flat
Same street 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£624,750	16/12/2022	Flat
21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£574,000	23/11/2022	Flat
YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£635,000	23/11/2022	Flat
YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£800,000	07/11/2022	Flat
55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS	£650,000	01/11/2022	Flat
214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU	£417,700	01/11/2022	Flat
Same street 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,320,000	18/10/2022	Flat
Same street 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£795,000	11/10/2022	Flat
Same street 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£750,000	09/09/2022	Flat
Same street 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,500,000	11/04/2022	Flat
Same street 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£537,500	30/03/2022	Flat
Same street 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,175,000	08/03/2022	Flat
Same street 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,325,000	10/12/2021	Flat

Street average: £991,917 (9 sales)

Area average: £874,335 (20 sales)

Capital growth trend

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

5y growth -6.6%

10y growth 7.9%

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

1y (index) -3.4%

5y (index) -3%

10y (index) -6.4%

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 1HR

Nearby

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

Type	Name	Distance
Bus stop	Alvanley Gardens	0.1 miles
Bus stop	West End Lane	0.1 miles
Shop	All Aboard	0.1 miles
Shop	GAIL's	0.1 miles
Train station	Finchley Road & Frognal	0.3 miles
Train station	West Hampstead Thameslink	0.3 miles
University	Central Belsize Square	0.9 miles
University	Kennet West Skills Centre	1.9 miles
Hospital	The Portland Hospital	2.8 miles
Hospital	Sleep & Health Clinic	2.9 miles

Street-level crime

Category	Count
Anti-social behaviour	279
Violence and sexual offences	215
Shoplifting	144
Other theft	103
Vehicle crime	73
Theft from the person	61
Public order	57
Burglary	52
Robbery	30
Drugs	17
Bicycle theft	14
Other crime	7
Possession of weapons	6
Criminal damage and arson	2
Total incidents	1060

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
Emmanuel Church of England Primary School	Primary	0.2 miles	Good — 11 Feb 2019
University College School	Other	0.4 miles	— (No rating)
St Margaret's School	Other	0.4 miles	— (No rating)
Southbank International School Hampstead	Other	0.5 miles	— (No rating)
West Hampstead Primary School	Primary	0.5 miles	Good — 10 Sep 2012

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 Terraced House, Palace Court, NW3	£2,195/mo	1	0.09 miles	OpenRent
Studio Flat, Hillside Court, NW3	£2,000/mo	1	0.1 miles	OpenRent
Studio Flat, Lymington Road, NW6	£3,402/mo	1	0.17 miles	OpenRent
Studio Flat, West End Lane, NW6	£1,050/mo	1	0.17 miles	OpenRent
Studio Flat, Very Near Lyncroft Gardens Area, NW6	£1,150/mo	1	0.21 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,400/mo	1	0.23 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,400/mo	1	0.23 miles	OpenRent
Bedsit, Sumatra Road, NW6	£880/mo	1	0.27 miles	OpenRent
Bedsit, Sumatra Road, NW6	£1,000/mo	1	0.27 miles	OpenRent
Studio Flat, Holmdale Road, NW6	£1,050/mo	1	0.28 miles	OpenRent
1 Bed Flat, Narcissus Road, NW6	£2,300/mo	1	0.3 miles	OpenRent
Torridon House, London, NW6	£1,750/mo	1	1.24 miles	Rightmove

Average rent: £1,631/mo (12 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.2%

Cost-to-rent ratio 31.3×

Monthly cashflow £-833/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.6%

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).