# 1 bedroom apartment for sale (NW11 7DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 41, WATERLOW COURT, HEATH CLOSE, LONDON, GREATER LONDON NW11 7DT |
| Price | £385,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £380,000 Aug 2022 |

## Description

CLOSE TO HEATH EXTENSION! A well presented ONE BEDROOM GROUND FLOOR apartment situated in a most SOUGHT AFTER Grade II listed department with landscaped communal gardens. Benefits include: bike storage, share of freehold, extremely quiet private location, opposite heath extension, wonderful opportunity and sold chain free.

## Property Photos

- ![Picture No. 10](/listings/photos/119335106/1039828) - Picture No. 10
- ![Picture No. 11](/listings/photos/119335106/1039830) - Picture No. 11
- ![Picture No. 12](/listings/photos/119335106/1039832) - Picture No. 12
- ![Picture No. 07](/listings/photos/119335106/1039834) - Picture No. 07
- ![Picture No. 14](/listings/photos/119335106/1039838) - Picture No. 14
- ![Picture No. 15](/listings/photos/119335106/1039843) - Picture No. 15
- ![Picture No. 17](/listings/photos/119335106/1039847) - Picture No. 17
- ![Picture No. 01](/listings/photos/119335106/1039849) - Picture No. 01
- ![Picture No. 02](/listings/photos/119335106/1039853) - Picture No. 02
- ![Picture No. 05](/listings/photos/119335106/1039854) - Picture No. 05
- ![Picture No. 20](/listings/photos/119335106/1039857) - Picture No. 20

## Floorplans

- ![Floorplan](/listings/photos/119335106/1039859) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/119335106/1039862) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATERLOW COURT FLAT 41 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £380,000 | 19/08/2022 | Flat |
| WATERLOW COURT FLAT 41 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £345,000 | 15/11/2013 | 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 |
|---------|-------|------|------|
| HEATHCROFT FLAT 72 HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL | £820,000 | 07/01/2026 | Flat |
| 26 CHANDOS WAY, LONDON, BARNET, GREATER LONDON, NW11 7HF | £470,000 | 19/12/2025 | Flat |
| 41 FLAT 3 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL | £310,000 | 03/10/2025 | Flat |
| WEST HEATH COURT FLAT 5 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RE | £600,000 | 15/07/2025 | Flat |
| 43 FLAT 2 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL | £480,000 | 26/03/2025 | Flat |
| HEATHVIEW COURT, 20 FLAT 31 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF | £635,000 | 04/10/2024 | Flat |
| WATERLOW COURT FLAT 32 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £450,000 | 13/05/2024 | Flat |
| WATERLOW COURT FLAT 27 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £315,000 | 26/02/2024 | Flat |
| WATERLOW COURT FLAT 22A HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £400,000 | 16/02/2024 | Flat |
| HEATHVIEW COURT, 20 FLAT 22 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF | £630,000 | 06/12/2023 | Flat |
| 41 FLAT 2 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL | £650,000 | 10/11/2023 | Flat |
| WATERLOW COURT FLAT 34 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £342,500 | 03/11/2023 | Flat |
| ROTHERWICK COURT 1 ROTHERWICK ROAD, LONDON, BARNET, GREATER LONDON, NW11 7DE | £825,000 | 07/08/2023 | Flat |
| WATERLOW COURT FLAT 12 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £350,000 | 27/07/2023 | Flat |
| 49 FLAT 1 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL | £690,000 | 10/05/2023 | Flat |
| WATERLOW COURT FLAT 2 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £300,000 | 31/03/2023 | Flat |
| HEATHVIEW COURT, 20 FLAT 43 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF | £675,000 | 27/03/2023 | Flat |
| 51 CHANDOS WAY, LONDON, BARNET, GREATER LONDON, NW11 7HF | £485,000 | 27/03/2023 | Flat |
| WATERLOW COURT FLAT 9 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £320,000 | 27/02/2023 | Flat |
| WATERLOW COURT FLAT 25 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £305,000 | 15/12/2022 | Flat |

**Area average:** £502,625 (20 sales)

## Price vs local average

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

- **Local average:** £587,782 (20 Flat, NW11, 2024–2026)
- **Deviation:** -34.5%

## Rental Range

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

- **Low:** £1,741/mo
- **Realistic:** £1,934/mo
- **Optimistic:** £2,127/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 |
|------|------|------|------|------|
| Studio Flat, Park Drive, NW11 | £2,750/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, West Heath Court, NW11 | £1,975/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, North End Road, NW11 | £1,450/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Rodborough Road, NW11 | £1,750/mo | 1 | 0.39 miles | OpenRent |
| Studio Flat, Hoop Lane, NW11 | £1,399/mo | 1 | 0.41 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.44 miles | OpenRent |

**Average rent: £2,345/mo (36 listings)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £709/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.6%

*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:** -35.1%
- **10y growth:** -42.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.6%
- **5y growth (index):** -3.4%
- **10y growth (index):** -0.8%

## 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)