Sold Flat

FLAT 34

ASHFORD COURT, ASHFORD ROAD, LONDON, GREATER LONDON NW2 6BW

2 beds 1 baths 67 m² Listed 4 Dec 2020 (-2066d)

£399,999

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# 2 bedroom flat for sale (NW2 6BW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 34, ASHFORD COURT, ASHFORD ROAD, LONDON, GREATER LONDON NW2 6BW |
| Price | £399,999 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £385,000 Mar 2021 |

## Description

A two bedroom apartment situated on the fifth floor of a popular development just a short walk from Cricklewood Station (Thameslink) and Willesden Green (Jubilee Line) underground station.

The property is conveniently located in Cricklewood, close to many local amenities and within easy reach of all the shops, bars and restaurants of Hampstead.

## Property Photos

- ![Photo](/listings/photos/87376603/1569572)
- ![Photo](/listings/photos/87376603/1569573)
- ![Photo](/listings/photos/87376603/1569574)
- ![Photo](/listings/photos/87376603/1569575)
- ![Photo](/listings/photos/87376603/1569576)
- ![Photo](/listings/photos/87376603/1569577)
- ![Photo](/listings/photos/87376603/1569578)

## Floorplans

- ![Floorplan 1](/listings/photos/87376603/1569579) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/87376603/1569580) - EPC 1
- ![EPC 2](/listings/photos/87376603/1569581) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £385,000 | 26/03/2021 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £365,000 | 10/03/2016 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £100,000 | 22/09/2000 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £31,000 | 02/06/1997 | 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 |
|---------|-------|------|------|
| ASHFORD COURT FLAT 77 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £385,000 | 28/11/2025 | Flat |
| 8A CHICHELE ROAD, LONDON, BRENT, GREATER LONDON, NW2 3DA | £600,000 | 28/11/2025 | Flat |
| 38 HEBER ROAD, LONDON, BRENT, GREATER LONDON, NW2 6AA | £780,000 | 10/09/2025 | Flat |
| 26 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY | £360,000 | 05/09/2025 | Flat |
| 37 FLAT 1 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG | £657,000 | 30/11/2023 | Flat |
| 10A HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR | £425,000 | 26/10/2023 | Flat |
| ASHFORD COURT FLAT 25 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BN | £242,000 | 13/10/2023 | Flat |
| ASHFORD COURT FLAT 108 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS | £445,000 | 29/08/2023 | Flat |
| ASHFORD COURT FLAT 158 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU | £206,000 | 27/07/2023 | Flat |
| ASHFORD COURT FLAT 57 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £200,000 | 16/12/2022 | Flat |
| ASHFORD COURT FLAT 63 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £275,000 | 30/11/2022 | Flat |
| ASHFORD COURT FLAT 163 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU | £275,000 | 25/11/2022 | Flat |
| [Same street] ASHFORD COURT FLAT 37 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £307,500 | 30/06/2022 | Flat |
| ASHFORD COURT FLAT 86 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS | £385,000 | 14/02/2022 | Flat |
| 12 UPPER MAISONETTE HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR | £405,000 | 28/01/2022 | Flat |
| ASHFORD COURT FLAT 139 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT | £240,000 | 16/12/2021 | Flat |
| 3A OLIVE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BX | £530,000 | 09/12/2021 | Flat |
| 1C ROCKHALL ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DT | £326,000 | 15/11/2021 | Flat |
| 4 FIRST FLOOR FLAT PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY | £450,000 | 21/10/2021 | Flat |
| 95 GROUND FLOOR FLAT OAKLANDS ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DD | £540,000 | 14/10/2021 | Flat |
| ASHFORD COURT FLAT 130 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT | £382,000 | 27/09/2021 | Flat |

**Street average:** £307,500 (1 sale)
**Area average:** £405,400 (20 sales)

## Price vs local average

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

- **Local average:** £505,842 (131 Flat, NW2, 2024–2026)
- **Deviation:** -20.9%

## Rental Range

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

- **Low:** £1,809/mo
- **Realistic:** £2,010/mo
- **Optimistic:** £2,211/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 Flat, Cedar Road, NW2 | £1,980/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Mora Road, NW2 | £2,200/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, London, NW2 | £2,200/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £2,127/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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).*

## Capital growth trend

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

- **5y growth:** 19.3%
- **10y growth:** 3.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.9%
- **5y growth (index):** 0.6%
- **10y growth (index):** -0.5%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

67 m²

Last sold

£385,000 Mar 2021

Local average

£505,842 (-20.9%)

Deprivation

Decile 3 (7,634 of 33,755)

Street crime

836 incidents within 1 mile (May 2026)

Key features

Two Bedrooms
Bathroom
Fifth Floor
Lift
Good Condition
Close To Shops/Transport

Description

A two bedroom apartment situated on the fifth floor of a popular development just a short walk from Cricklewood Station (Thameslink) and Willesden Green (Jubilee Line) underground station.

The property is conveniently located in Cricklewood, close to many local amenities and within easy reach of all the shops, bars and restaurants of Hampstead.

Listed by

West Hampstead

Dexters

Reference: 87376603

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 1

EPC 2

Price history

1142% since 1997

Event	Date	Price	% change
Sold	26/03/2021 (5 years ago)	£385,000	+5.5%
Sold	10/03/2016 (10 years ago)	£365,000	+265%
Sold	22/09/2000 (25 years ago)	£100,000	+222.6%
Sold	02/06/1997 (29 years ago)	£31,000	—

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
ASHFORD COURT FLAT 77 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£385,000	28/11/2025	Flat
8A CHICHELE ROAD, LONDON, BRENT, GREATER LONDON, NW2 3DA	£600,000	28/11/2025	Flat
38 HEBER ROAD, LONDON, BRENT, GREATER LONDON, NW2 6AA	£780,000	10/09/2025	Flat
26 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY	£360,000	05/09/2025	Flat
37 FLAT 1 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG	£657,000	30/11/2023	Flat
10A HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR	£425,000	26/10/2023	Flat
ASHFORD COURT FLAT 25 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BN	£242,000	13/10/2023	Flat
ASHFORD COURT FLAT 108 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS	£445,000	29/08/2023	Flat
ASHFORD COURT FLAT 158 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU	£206,000	27/07/2023	Flat
ASHFORD COURT FLAT 57 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£200,000	16/12/2022	Flat
ASHFORD COURT FLAT 63 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£275,000	30/11/2022	Flat
ASHFORD COURT FLAT 163 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU	£275,000	25/11/2022	Flat
Same street ASHFORD COURT FLAT 37 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW	£307,500	30/06/2022	Flat
ASHFORD COURT FLAT 86 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS	£385,000	14/02/2022	Flat
12 UPPER MAISONETTE HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR	£405,000	28/01/2022	Flat
ASHFORD COURT FLAT 139 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT	£240,000	16/12/2021	Flat
3A OLIVE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BX	£530,000	09/12/2021	Flat
1C ROCKHALL ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DT	£326,000	15/11/2021	Flat
4 FIRST FLOOR FLAT PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY	£450,000	21/10/2021	Flat
95 GROUND FLOOR FLAT OAKLANDS ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DD	£540,000	14/10/2021	Flat
ASHFORD COURT FLAT 130 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT	£382,000	27/09/2021	Flat

Street average: £307,500 (1 sale)

Area average: £405,400 (20 sales)

Capital growth trend

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

5y growth 19.3%

10y growth 3.3%

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

1y (index) -3.9%

5y (index) 0.6%

10y (index) -0.5%

Rental Range

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

Low £1,809/mo

Realistic £2,010/mo

Optimistic £2,211/mo

Based on Local Authority from postcode lookup → Brent.

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 NW2 6BW

Address

60 Ashford Road

Nearby

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

Type	Name	Distance
Shop	Ever Rose Express	0.1 miles
Shop	Atlas menswear king size	0.1 miles
Bus stop	Sheldon Road	0.1 miles
Train station	Cricklewood	0.3 miles
Train station	Willesden Green	0.5 miles
University	Central Belsize Square	2.2 miles
University	Kennet West Skills Centre	2.3 miles
Hospital	The Portland Hospital	4.0 miles
Hospital	Sleep & Health Clinic	4.1 miles

Street-level crime

Category	Count
Anti-social behaviour	281
Violence and sexual offences	193
Vehicle crime	87
Other theft	68
Public order	39
Shoplifting	36
Burglary	34
Drugs	31
Theft from the person	29
Robbery	21
Bicycle theft	8
Other crime	4
Possession of weapons	4
Criminal damage and arson	1
Total incidents	836

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
Anson Primary School	Primary	0.2 miles	Good — 1 Jun 2015
Mora Primary School	Primary	0.3 miles	Good — 8 Sep 2024
St Agnes' Catholic Primary School	Primary	0.4 miles	Outstanding — 13 Nov 2019
Hampstead School	Secondary	0.5 miles	Good — 15 Jun 2023
The Mulberry House School	Other	0.6 miles	— (No rating)

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, Cedar Road, NW2	£1,980/mo	2	0.06 miles	OpenRent
2 Bed Flat, Mora Road, NW2	£2,200/mo	2	0.21 miles	OpenRent
2 Bed Flat, London, NW2	£2,200/mo	2	0.21 miles	OpenRent

Average rent: £2,127/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 3.1% gross yield avg £307,500 sale, £800/mo rent

Rent ratio 0.55%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £380/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.9%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).