Sold Terraced

31 AMBLESIDE ROAD

LONDON, GREATER LONDON NW10 3UH

3 beds 2 baths 116 m² Listed 29 Oct 2016 (-3551d)

£645,000

Reduced on 17 Jan 2017

Save

# 3 bedroom terraced house for sale (NW10 3UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 AMBLESIDE ROAD, LONDON, GREATER LONDON NW10 3UH |
| Price | £645,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £630,000 Apr 2017 |

## Description

•	A centre terrace Victorian built 3 double bedroom house offered for sale chain free and located in this residential road which is the continuation of Roundwood Road

•	The property is located within a few hundred yards of Roundwood Park recreational facilities, Although in need of modernisation the property has very attractive features

•	Gas central heating

•	Double glazed windows

•	Strip wood internal doors and skirting boards

•	Large bathroom & separate WC

•	2 Reception room

•	Kitchen

•	Utility room

•	Guest cloakroom to ground floor

•	The nearest stations are Dollis Hill or Harlesden

Property ref: 121_2457_4286726

## Property Photos

- ![Photo](/listings/photos/45141108/1326769)
- ![Photo](/listings/photos/45141108/1326770)
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- ![Photo](/listings/photos/45141108/1326773)
- ![Photo](/listings/photos/45141108/1326774)
- ![Photo](/listings/photos/45141108/1326775)
- ![Photo](/listings/photos/45141108/1326776)
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- ![Photo](/listings/photos/45141108/1326778)
- ![Photo](/listings/photos/45141108/1326779)

## Floorplans

- ![Floorplan 1](/listings/photos/45141108/1326780) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £630,000 | 13/04/2017 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £400,000 | 08/03/2024 | Flat |
| 1C LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN | £545,000 | 20/07/2022 | Terraced |
| 95 OLDFIELD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9UT | £975,000 | 13/06/2022 | Terraced |
| [Same street] 25 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £600,000 | 06/06/2022 | Terraced |
| 118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN | £1,564,684 | 21/12/2021 | Terraced |
| 118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN | £655,000 | 21/12/2021 | Terraced |
| 18 REDFERN ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LB | £338,000 | 30/11/2021 | Terraced |
| 118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN | £749,365 | 21/09/2021 | Terraced |

**Street average:** £500,000 (2 sales)
**Area average:** £804,508 (6 sales)

## Price vs local average

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

- **Local average:** £918,262 (61 Terraced, NW10, 2024–2026)
- **Deviation:** -29.8%

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Drayton Road, NW10 | £3,000/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed Flat, Church Road, NW10 | £3,000/mo | 3 | 0.24 miles | OpenRent |
| 3 Bed Terraced House, Harlesden Gardens, NW10 | £4,333/mo | 3 | 0.27 miles | OpenRent |

**Average rent: £3,444/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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:** 14.4%
- **10y growth:** 8%

## House Price Index (HM Land Registry)

*Official index for Brent; Terraced series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 10.5%
- **10y growth (index):** 10.4%

## 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

FREEHOLD

Floor area

116 m²

Last sold

£630,000 Apr 2017

Local average

£918,262 (-29.8%)

Deprivation

Decile 2 (5,134 of 33,755)

Street crime

985 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

• A centre terrace Victorian built 3 double bedroom house offered for sale chain free and located in this residential road which is the continuation of Roundwood Road
• The property is located within a few hundred yards of Roundwood Park recreational facilities, Although in need of modernisation the property has very attractive features
• Gas central heating
• Double glazed windows
• Strip wood internal doors and skirting boards
• Large bathroom & separate WC
• 2 Reception room
• Kitchen
• Utility room
• Guest cloakroom to ground floor
• The nearest stations are Dollis Hill or Harlesden

Property ref: 121_2457_4286726

Listed by

Neasden

Hoopers

Reference: 45141108

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	13/04/2017 (9 years ago)	£630,000	—

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
Same street BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH	£400,000	08/03/2024	Flat
1C LEOPOLD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LN	£545,000	20/07/2022	Terraced
95 OLDFIELD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9UT	£975,000	13/06/2022	Terraced
Same street 25 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH	£600,000	06/06/2022	Terraced
118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN	£1,564,684	21/12/2021	Terraced
118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN	£655,000	21/12/2021	Terraced
18 REDFERN ROAD, LONDON, BRENT, GREATER LONDON, NW10 9LB	£338,000	30/11/2021	Terraced
118 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UN	£749,365	21/09/2021	Terraced

Street average: £500,000 (2 sales)

Area average: £804,508 (6 sales)

Capital growth trend

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

5y growth 14.4%

10y growth 8%

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

1y (index) -0.5%

5y (index) 10.5%

10y (index) 10.4%

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	0.2 miles
Train station	Dollis Hill	0.7 miles
Train station	Harlesden	0.7 miles
University	Scale Space White City	2.3 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	304
Anti-social behaviour	285
Vehicle crime	77
Other theft	63
Public order	55
Drugs	46
Shoplifting	35
Theft from the person	33
Robbery	28
Burglary	22
Other crime	16
Possession of weapons	13
Bicycle theft	6
Criminal damage and arson	2
Total incidents	985

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
St Joseph's Roman Catholic Primary School	Primary	0.2 miles	Outstanding — 12 Mar 2024
Newfield Primary School	Primary	0.2 miles	Good — 4 Jul 2019
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
3 Bed Terraced House, Drayton Road, NW10	£3,000/mo	3	0.17 miles	OpenRent
3 Bed Flat, Church Road, NW10	£3,000/mo	3	0.24 miles	OpenRent
3 Bed Terraced House, Harlesden Gardens, NW10	£4,333/mo	3	0.27 miles	OpenRent

Average rent: £3,444/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.47%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 5.6%

Cost-to-rent ratio 17.9×

Monthly cashflow £135/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.9%

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).