Let Flat

FLAT 17

WATERLOW COURT, HEATH CLOSE, LONDON, GREATER LONDON NW11 7DT

1 beds 452 sq ft Listed 30 Jun 2022 (-1481d)

£1,711 pcm

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# 1 bedroom flat for rent (NW11 7DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 17, WATERLOW COURT, HEATH CLOSE, LONDON, GREATER LONDON NW11 7DT |
| Price | £1,711 pcm |
| Bedrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 42 m² |
| Last sold | £465,000 Oct 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/05/2032
- **Current heating cost:** £430/year
- **Est. upgrade cost to C:** £18,900

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8732-2725-2100-0960-6276)

## Description

The property benefits from wonderful communal gardens as well as being located opposite the open acres of the Hampstead Heath Extension. Waterlow Court is located in Heath Close, just off the desirable Hampstead Way. Golders Green and the many restaurants and amenities that Golders Green provides are located less than 1 mile away. Accommodation comprises reception room, kitchen, bedroom, bathroom. Sole Agent.

## Property Photos

- ![Reception](/listings/photos/124506731/1039898) - Reception
- ![Exterior](/listings/photos/124506731/1039901) - Exterior
- ![Bathroom](/listings/photos/124506731/1039903) - Bathroom
- ![Bedroom](/listings/photos/124506731/1039906) - Bedroom
- ![Communal Gardens](/listings/photos/124506731/1039909) - Communal Gardens
- ![Communal Gardens](/listings/photos/124506731/1039912) - Communal Gardens
- ![Communal Gardens](/listings/photos/124506731/1039915) - Communal Gardens
- ![Reception](/listings/photos/124506731/1039918) - Reception
- ![Bedroom](/listings/photos/124506731/1039920) - Bedroom
- ![Reception](/listings/photos/124506731/1039922) - Reception
- ![Kitchen](/listings/photos/124506731/1039925) - Kitchen
- ![Exterior](/listings/photos/124506731/1039928) - Exterior

## Floorplans

- ![Floor Plan](/listings/photos/124506731/1039932) - Floor Plan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/124506731/1039935) - EPC Rating Graph

## 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 | 0.17 miles | OpenRent |
| 1 Bed Flat, West Heath Court, NW11 | £1,975/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, North End Road, NW11 | £1,450/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, Rodborough Road, NW11 | £1,750/mo | 1 | 0.38 miles | OpenRent |
| Studio Flat, Hoop Lane, NW11 | £1,399/mo | 1 | 0.41 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.43 miles | OpenRent |

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

## Rent-driven metrics

*Based on OpenRent comparables (median £2,500/mo).*

- **Gross yield:** 1753.4%
- **Monthly cashflow:** £2,218/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5364.7%

*Gross yield = annual rent as % of price (no costs). 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:** £41/m²

## 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)

Reception Exterior Bathroom Bedroom Communal Gardens Communal Gardens Communal Gardens Reception Bedroom Reception Kitchen Exterior

/ 12

Property details

Floor area

42 m²

EPC rating

Year built

England and Wales: 1900-1929

Deprivation

Decile 8 (23,859 of 33,755)

Street crime

321 incidents within 1 mile (May 2026)

Key features

Newly Decorated Ground Floor Apartment in Grade II Listed Building
1 Bedroom, 1 Bathroom, Reception, Kitchen
Private Entrance, Wonderful Communal Gardens
Opposite the Hampstead Heath Extension

Description

*VIDEO TOUR AVAILABLE*. Situated within a Grade II listed building is this newly decorated and ground floor apartment accessed via its own private entrance and boasting an abundance of character and heritage.
The property benefits from wonderful communal gardens as well as being located opposite the open acres of the Hampstead Heath Extension. Waterlow Court is located in Heath Close, just off the desirable Hampstead Way. Golders Green and the many restaurants and amenities that Golders Green provides are located less than 1 mile away. Accommodation comprises reception room, kitchen, bedroom, bathroom. Sole Agent.

Listed by

Hampstead

Campions - Chestertons

Reference: 124506731

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 30/05/2022

Expiry date: 29/05/2032

Current heating cost: £430/year

Potential heating cost: £234/year

Est. upgrade cost to C: £18,900

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
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

Floor Plan

EPC Graphs

EPC Rating Graph

Rental Range

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

Low £1,741/mo

Realistic £1,934/mo

Optimistic £2,127/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW11 7DT

Address

Heath Close

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Reynolds Close	0.1 miles
Train station	Golders Green	0.2 miles
Shop	Art Barber Shop	0.2 miles
Shop	The Candy Box	0.2 miles
Train station	Brent Cross	1.1 miles
University	Central Belsize Square	2.0 miles
University	Flood Hazard Research Centre	2.8 miles
Hospital	The Portland Hospital	4.0 miles
Hospital	Sleep & Health Clinic	4.0 miles

Street-level crime

Category	Count
Anti-social behaviour	85
Violence and sexual offences	74
Public order	34
Vehicle crime	34
Shoplifting	25
Burglary	21
Other theft	16
Drugs	13
Robbery	5
Theft from the person	5
Other crime	4
Bicycle theft	3
Possession of weapons	2
Total incidents	321

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
The King Alfred School	Other	0.3 miles	— (No rating)
Ivy House School	Other	0.3 miles	— (No rating)
The Henrietta Barnett School	Secondary	0.6 miles	Good — 21 Sep 2022
Shiras Devorah High School	Other	0.6 miles	Inadequate — 20 Nov 2022
Rimon Jewish Primary School	Primary	0.7 miles	Good — 6 May 2014

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	0.17 miles	OpenRent
1 Bed Flat, West Heath Court, NW11	£1,975/mo	1	0.17 miles	OpenRent
1 Bed Flat, North End Road, NW11	£1,450/mo	1	0.26 miles	OpenRent
1 Bed Flat, Rodborough Road, NW11	£1,750/mo	1	0.38 miles	OpenRent
Studio Flat, Hoop Lane, NW11	£1,399/mo	1	0.41 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,800/mo	1	0.43 miles	OpenRent
Studio Flat, London, NW11	£2,800/mo	1	0.43 miles	OpenRent

Average rent: £2,345/mo (36 listings)