# 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
- **Expiry date:** 22/09/2030
- **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

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).

## 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:** £594,155 (71 Flat, W4, 2024–2026)
- **Deviation:** -16.7%

## 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, Bollo Lane, W3 | £2,495/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £2,495/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £311,875
- **Target investor price (1%):** £249,500

*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 £2,495/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £271/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:** 13.7%
- **10y growth:** 2.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.3%
- **5y growth (index):** -0.3%
- **10y growth (index):** 8.6%

## 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)