# 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 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 94 m² |
| Last sold | £540,000 Nov 2024 |

## 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.

## 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 |
| BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,360,000 | 02/06/2023 | Flat |
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £900,000 | 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 |
| YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £635,000 | 23/11/2022 | Flat |
| 21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £574,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £800,000 | 07/11/2022 | Flat |
| 214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU | £417,700 | 01/11/2022 | Flat |
| 55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS | £650,000 | 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).*

## Price per Square Metre

- **£/m²:** £5,585/m²

## 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)