Sold Flat

69 SILVER CRESCENT

LONDON, GREATER LONDON W4 5SF

2 beds 1 baths 807 sq ft Listed 5 Apr 2025 (-413d)

£495,000

Reduced on 3 Jul 2025

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# 2 bedroom flat for sale (W4 5SF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 69 SILVER CRESCENT, LONDON, GREATER LONDON W4 5SF |
| Price | £495,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 75 m² |
| Last sold | £530,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £715/year
- **Est. upgrade cost to C:** £16,000

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2079-3000-5201-6210-2200)

## Description

Silver Crescent is a quiet tree-lined residential road, with all of the boutiques, cafés and restaurants of Chiswick High Road on the doorstep. The property's location provides easy access in and out of London via the A4/M4, with Gunnersbury Tube Station being only 300 meters away.

**Tenure:** Share Of Freehold **Lease Years Remaining:** 144

**Council Tax Band:** D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/160298066/362390)
- ![Photo](/listings/photos/160298066/362391)
- ![Photo](/listings/photos/160298066/362392)
- ![Photo](/listings/photos/160298066/362393)
- ![Photo](/listings/photos/160298066/362397)

## Floorplans

- ![Floorplan 1](/listings/photos/160298066/362400) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/160298066/362403) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £530,000 | 24/11/2025 | Flat |
| 69 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £775,000 | 15/08/2014 | 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 |
|---------|-------|------|------|
| 8C SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE | £370,000 | 04/08/2025 | Flat |
| 397C CHISWICK HIGH ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 4AR | £300,000 | 25/10/2023 | Flat |
| [Same street] CHISWICK COURT, 1A FLAT C SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £410,000 | 19/10/2023 | Flat |
| [Same street] 43 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £1,395,000 | 05/09/2023 | Terraced |
| 7 TOMLINSON CLOSE, LONDON, HOUNSLOW, GREATER LONDON, W4 4DR | £275,000 | 24/04/2023 | Flat |
| [Same street] 33 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £1,255,000 | 19/12/2022 | Terraced |
| 13A THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SB | £625,000 | 12/12/2022 | Flat |
| 66 FLAT A SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE | £710,000 | 18/11/2022 | Flat |
| 75 FLAT 1 THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SB | £449,950 | 11/10/2022 | Flat |
| 8 FLAT 4 THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SD | £449,999 | 24/08/2022 | Flat |
| 20 MANOR COURT, LONDON, HOUNSLOW, GREATER LONDON, W3 8JX | £425,000 | 03/08/2022 | Flat |
| 64A SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE | £720,000 | 27/05/2022 | Flat |
| [Same street] 55 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £1,035,000 | 30/06/2021 | Terraced |
| MITCHELL HOUSE, 2A FLAT 17 OXFORD ROAD NORTH, LONDON, HOUNSLOW, GREATER LONDON, W4 4DT | £375,000 | 30/06/2021 | Flat |
| [Same street] CHISWICK COURT, 1A FLAT F SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £395,000 | 29/06/2021 | Flat |
| [Same street] 33 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF | £1,155,000 | 24/06/2021 | Terraced |

**Street average:** £940,833 (6 sales)
**Area average:** £469,995 (10 sales)

## Price vs local average

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

- **Local average:** £579,894 (71 Flat, W4, 2024–2026)
- **Deviation:** -14.6%

## Rental Range

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

- **Low:** £1,730/mo
- **Realistic:** £1,922/mo
- **Optimistic:** £2,114/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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, Bookbinder Point, W3 | £2,500/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Bollo Lane, W3 | £2,495/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £2,498/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £312,250
- **Target investor price (1%):** £249,800

*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 £2,498/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £274/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £6,600/m²

## Capital growth trend

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

- **5y growth:** 10.7%
- **10y growth:** -2.9%

## House Price Index (HM Land Registry)

*Official index for Hounslow; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -4.1%
- **5y growth (index):** 0.9%
- **10y growth (index):** 10.3%

## 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

SHARE_OF_FREEHOLD

Floor area

75 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£530,000 Nov 2025

Price per m²

£6,600/m²

Local average

£579,894 (-14.6%)

Deprivation

Decile 7 (22,251 of 33,755)

Street crime

609 incidents within 1 mile (Mar 2026)

Key features

Two Double Bedrooms
Victorian Maisonette
Private Entrance
Split Level
Period Features
Chain Free

Description

A well-appointed, two bedroom Victorian Maisonette, enviably located in the heart of Chiswick. The property benefits from its own private entrance and is located on the first and second floor. Additionally, the property retains many original period features and is being offered to the market with a chain free status.

Silver Crescent is a quiet tree-lined residential road, with all of the boutiques, cafés and restaurants of Chiswick High Road on the doorstep. The property's location provides easy access in and out of London via the A4/M4, with Gunnersbury Tube Station being only 300 meters away.

Tenure: Share Of Freehold Lease Years Remaining: 144
Council Tax Band: D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Chiswick

Dexters

Reference: 160298066

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/09/2020

Current heating cost: £715/year

Potential heating cost: £284/year

Est. upgrade cost to C: £16,000

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

-32% since 2014

Event	Date	Price	% change
Sold	24/11/2025 (5 months ago)	£530,000	-31.6%
Sold	15/08/2014 (11 years ago)	£775,000	—

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
8C SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE	£370,000	04/08/2025	Flat
397C CHISWICK HIGH ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 4AR	£300,000	25/10/2023	Flat
Same street CHISWICK COURT, 1A FLAT C SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£410,000	19/10/2023	Flat
Same street 43 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£1,395,000	05/09/2023	Terraced
7 TOMLINSON CLOSE, LONDON, HOUNSLOW, GREATER LONDON, W4 4DR	£275,000	24/04/2023	Flat
Same street 33 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£1,255,000	19/12/2022	Terraced
13A THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SB	£625,000	12/12/2022	Flat
66 FLAT A SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE	£710,000	18/11/2022	Flat
75 FLAT 1 THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SB	£449,950	11/10/2022	Flat
8 FLAT 4 THORNEY HEDGE ROAD, LONDON, HOUNSLOW, GREATER LONDON, W4 5SD	£449,999	24/08/2022	Flat
20 MANOR COURT, LONDON, HOUNSLOW, GREATER LONDON, W3 8JX	£425,000	03/08/2022	Flat
64A SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SE	£720,000	27/05/2022	Flat
Same street 55 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£1,035,000	30/06/2021	Terraced
MITCHELL HOUSE, 2A FLAT 17 OXFORD ROAD NORTH, LONDON, HOUNSLOW, GREATER LONDON, W4 4DT	£375,000	30/06/2021	Flat
Same street CHISWICK COURT, 1A FLAT F SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£395,000	29/06/2021	Flat
Same street 33 SILVER CRESCENT, LONDON, HOUNSLOW, GREATER LONDON, W4 5SF	£1,155,000	24/06/2021	Terraced

Street average: £940,833 (6 sales)

Area average: £469,995 (10 sales)

Capital growth trend

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

5y growth 10.7%

10y growth -2.9%

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

1y (index) -4.1%

5y (index) 0.9%

10y (index) 10.3%

Rental Range

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

Low £1,730/mo

Realistic £1,922/mo

Optimistic £2,114/mo

Based on Local Authority from postcode lookup → Hounslow.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W4 5SF

Nearby

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

Type	Name	Distance
Shop	Mike's Dive Store	0.1 miles
Shop	Fabiia	0.1 miles
Bus stop	Thorney Hedge Road	0.1 miles
Bus stop	Gunnersbury Station	0.2 miles
University	Richmond American University London	0.2 miles
Train station	Gunnersbury	0.2 miles
Train station	Chiswick Park	0.4 miles
Hospital	Clayponds Hospital	0.9 miles
University	University of West London	1.4 miles
Hospital	Cygnet Hospital Ealing	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	122
Anti-social behaviour	119
Vehicle crime	95
Shoplifting	79
Public order	45
Burglary	40
Other theft	34
Criminal damage and arson	29
Robbery	15
Theft from the person	13
Drugs	12
Other crime	3
Bicycle theft	2
Possession of weapons	1
Total incidents	609

Within 1 mile during Mar 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
International School of London	Other	0.3 miles	Good — 4 Feb 2024
Eagle Park Independent School	Other	0.3 miles	Good — 10 Nov 2022
Kew House	Other	0.5 miles	— (No rating)
Heathfield House School	Other	0.5 miles	— (No rating)
Strand-on-the-Green Junior School	Primary	0.5 miles	Good — 9 Nov 2011

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, Bookbinder Point, W3	£2,500/mo	2	0.4 miles	OpenRent
2 Bed Flat, Bollo Lane, W3	£2,495/mo	2	0.4 miles	OpenRent

Average rent: £2,498/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £312,250

Target investor price (1%) £249,800

Gross yield 6.1%

Cost-to-rent ratio 16.5×

Monthly cashflow £274/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

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).