Sold Flat

FLAT 1

9 AMBLESIDE ROAD, LONDON, GREATER LONDON NW10 3UH

2 beds 603 sq ft Listed 9 Apr 2008 (-6676d)

£235,000

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# 2 bedroom flat for sale (NW10 3UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 9 AMBLESIDE ROAD, LONDON, GREATER LONDON NW10 3UH |
| Price | £235,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 56 m² |
| Last sold | £270,000 Feb 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/03/2034
- **Current heating cost:** £693/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9773-3036-1207-0334-0204)

## Description

**Communal Entrance**

**Entrance Hall**

Built in radiator, understairs storage cupboard.

**Reception Room  13'5 x 12'9  (4.09m x 3.89m)**

Double glazed bay window to front, double radiator, picture rail, cornicing.

**Kitchen  9' x 8'  (2.74m x 2.44m)**

Wall and base units, stainless steel single bowl sink units, gas cooker points, double glazed window to side, double glazed door to garden.

**Bedroom 1  12'9 x 11'6  (3.89m x 3.51m)**

Double glazed window to rear, radiator.

**Bedroom 2  11'1 x 9'4  (3.38m x 2.84m)**

Double glazed slide door to garden, built in radiator.

**Bathroom**

Three piece suite comprising of panel bath with mixer taps and shower attachment, wash hand basin, low level W/C, double glazed window to side, plumbing for washing machine, radiator.

**Rear Garden**

Lawn with patio area.

**Location**

From our office turn left, at the lights turn right, take your fourth left, at the end  turn right, at the roundabout continue across follow the road round to the left, this is Ambelside Road.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/20649359/1326781)
- ![Photo](/listings/photos/20649359/1326782)
- ![Photo](/listings/photos/20649359/1326786)
- ![Photo](/listings/photos/20649359/1326793)
- ![Photo](/listings/photos/20649359/1326796)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 FLAT 1 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £270,000 | 05/02/2014 | Flat |
| 9 FLAT 1 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £170,250 | 09/05/2013 | 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 |
|---------|-------|------|------|
| 35 GROUND FLOOR FLAT LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £345,000 | 21/11/2025 | Flat |
| 5A LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £192,500 | 15/07/2025 | Flat |
| [Same street] BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £400,000 | 08/03/2024 | Flat |
| 166 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG | £382,500 | 04/09/2023 | Flat |
| 119 GROUND FLOOR FLAT ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL | £267,500 | 14/07/2023 | Flat |
| CLEMENT ATTLEE HOUSE FLAT 9 FAWCETT ROAD, LONDON, BRENT, GREATER LONDON, NW10 4BY | £318,000 | 13/06/2023 | Flat |
| 226 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG | £425,000 | 29/03/2023 | Flat |
| 135 FLAT 2 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL | £365,000 | 19/01/2023 | Flat |
| 135 FLAT 3 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL | £270,000 | 25/11/2022 | Flat |
| 13 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE | £450,000 | 11/11/2022 | Flat |
| 101A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UJ | £415,000 | 11/11/2022 | Flat |
| 19 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE | £492,000 | 03/11/2022 | Flat |
| 29 FLAT 1 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £500,000 | 12/10/2022 | Flat |
| 29 FLAT 2 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £400,000 | 12/10/2022 | Flat |
| 11 FLAT 2 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE | £380,000 | 23/09/2022 | Flat |
| 19A DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE | £452,500 | 14/09/2022 | Flat |
| 13 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £290,000 | 29/07/2022 | Flat |
| 77A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9TG | £435,000 | 29/06/2022 | Flat |
| 204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG | £274,000 | 17/06/2022 | Flat |
| [Same street] 25 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £600,000 | 06/06/2022 | Terraced |
| 204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG | £200,000 | 01/04/2022 | Flat |
| 27 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE | £342,500 | 25/03/2022 | Flat |

**Street average:** £500,000 (2 sales)
**Area average:** £359,825 (20 sales)

## Price vs local average

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

- **Local average:** £406,470 (105 Flat, NW10, 2024–2026)
- **Deviation:** -42.2%

## Rental Range

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

- **Low:** £1,805/mo
- **Realistic:** £2,005/mo
- **Optimistic:** £2,206/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, Redfern Road, NW10 | £1,825/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Harlesden, NW10 | £2,500/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Church Road, NW10 | £2,350/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Gifford Road, NW10 | £2,300/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £2,244/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.99% (okay)
- **Max investor price (0.8%):** £290,625
- **Target investor price (1%):** £232,500

*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 £2,325/mo).*

- **Gross yield:** 11.9%
- **Cost-to-rent:** 8.4×
- **Monthly cashflow:** £1,142/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.1%

*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:** £3,672/m²

## Capital growth trend

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

- **5y growth:** -23.6%
- **10y growth:** 2.7%

## 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)

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Property details

Floor area

56 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£270,000 Feb 2014

Price per m²

£3,672/m²

Local average

£406,470 (-42.2%)

Deprivation

Decile 2 (5,134 of 33,755)

Street crime

1000 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

Communal Entrance

Entrance Hall
Built in radiator, understairs storage cupboard.

Reception Room 13'5 x 12'9 (4.09m x 3.89m)
Double glazed bay window to front, double radiator, picture rail, cornicing.

Kitchen 9' x 8' (2.74m x 2.44m)
Wall and base units, stainless steel single bowl sink units, gas cooker points, double glazed window to side, double glazed door to garden.

Bedroom 1 12'9 x 11'6 (3.89m x 3.51m)
Double glazed window to rear, radiator.

Bedroom 2 11'1 x 9'4 (3.38m x 2.84m)
Double glazed slide door to garden, built in radiator.

Bathroom
Three piece suite comprising of panel bath with mixer taps and shower attachment, wash hand basin, low level W/C, double glazed window to side, plumbing for washing machine, radiator.

Rear Garden
Lawn with patio area.

Location
From our office turn left, at the lights turn right, take your fourth left, at the end turn right, at the roundabout continue across follow the road round to the left, this is Ambelside Road.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Willesden Green

Spicerhaart

Reference: 20649359

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 13/03/2024

Expiry date: 12/03/2034

Current heating cost: £693/year

Potential heating cost: £438/year

Est. upgrade cost to C: £10,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

59% since 2013

Event	Date	Price	% change
Sold	05/02/2014 (12 years ago)	£270,000	+58.6%
Sold	09/05/2013 (13 years ago)	£170,250	—

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
35 GROUND FLOOR FLAT LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£345,000	21/11/2025	Flat
5A LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£192,500	15/07/2025	Flat
Same street BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH	£400,000	08/03/2024	Flat
166 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG	£382,500	04/09/2023	Flat
119 GROUND FLOOR FLAT ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL	£267,500	14/07/2023	Flat
CLEMENT ATTLEE HOUSE FLAT 9 FAWCETT ROAD, LONDON, BRENT, GREATER LONDON, NW10 4BY	£318,000	13/06/2023	Flat
226 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG	£425,000	29/03/2023	Flat
135 FLAT 2 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL	£365,000	19/01/2023	Flat
135 FLAT 3 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL	£270,000	25/11/2022	Flat
13 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE	£450,000	11/11/2022	Flat
101A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UJ	£415,000	11/11/2022	Flat
19 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE	£492,000	03/11/2022	Flat
29 FLAT 1 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£500,000	12/10/2022	Flat
29 FLAT 2 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£400,000	12/10/2022	Flat
11 FLAT 2 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE	£380,000	23/09/2022	Flat
19A DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE	£452,500	14/09/2022	Flat
13 LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£290,000	29/07/2022	Flat
77A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9TG	£435,000	29/06/2022	Flat
204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG	£274,000	17/06/2022	Flat
Same street 25 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH	£600,000	06/06/2022	Terraced
204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG	£200,000	01/04/2022	Flat
27 DRAYTON ROAD, LONDON, BRENT, GREATER LONDON, NW10 4DE	£342,500	25/03/2022	Flat

Street average: £500,000 (2 sales)

Area average: £359,825 (20 sales)

Capital growth trend

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

5y growth -23.6%

10y growth 2.7%

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

1y (index) -3.9%

5y (index) 0.6%

10y (index) -0.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: DAEJAN PROPERTIES LIMITED

Rental Range

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

Low £1,805/mo

Realistic £2,005/mo

Optimistic £2,206/mo

Based on Local Authority from postcode lookup → Brent.

Location

Map view View on Google Maps View on OpenStreetMap Street View NW10 3UH

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Bus stop	Curzon Crescent	0.3 miles
Train station	Dollis Hill	0.7 miles
Train station	Harlesden	0.7 miles
University	Scale Space White City	2.2 miles
University	Kennet West Skills Centre	2.3 miles
Hospital	The Portland Hospital	4.7 miles
Hospital	Sleep & Health Clinic	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	313
Anti-social behaviour	287
Vehicle crime	78
Other theft	64
Public order	55
Drugs	46
Shoplifting	35
Theft from the person	34
Robbery	29
Burglary	22
Other crime	16
Possession of weapons	13
Bicycle theft	6
Criminal damage and arson	2
Total incidents	1000

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
Leopold Primary School	Primary	0.1 miles	Good — 16 Dec 2011
Newfield Primary School	Primary	0.2 miles	Good — 4 Jul 2019
St Joseph's Roman Catholic Primary School	Primary	0.2 miles	Outstanding — 12 Mar 2024
Curzon Nursery School & Family Wellbeing Centre	Nursery	0.2 miles	Good — 18 Mar 2020
Maple Walk School	Other	0.3 miles	— (No rating)

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, Redfern Road, NW10	£1,825/mo	2	0.16 miles	OpenRent
2 Bed Flat, Harlesden, NW10	£2,500/mo	2	0.25 miles	OpenRent
2 Bed Flat, Church Road, NW10	£2,350/mo	2	0.35 miles	OpenRent
2 Bed Flat, Gifford Road, NW10	£2,300/mo	2	0.38 miles	OpenRent

Average rent: £2,244/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.99%

Max investor price (0.8%) £290,625

Target investor price (1%) £232,500

Gross yield 11.9%

Cost-to-rent ratio 8.4×

Monthly cashflow £1,142/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.1%

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).