# 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 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 67 m² |
| Last sold | £385,000 Mar 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/02/2030
- **Current heating cost:** £206/year

### Recommendations
- Q (14,000)
- I (3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8730-6422-4940-8846-7222)

## 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).*

## Price per Square Metre

- **£/m²:** £5,970/m²

## 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)