Sold Flat

Flat A

29 Station Road, London, NW10 4UP

2 beds 1 baths Listed 4 Apr 2025 (-485d)

£225,000

Guide Price

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# 2 bedroom flat for sale (NW10 4UP)

## Property Details

| Key | Value |
|-----|-------|
| Address | Flat A, 29 Station Road, London, NW10 4UP |
| Price | £225,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £145,000 |

## Description

**Location**:

The property is just a 3-minute walk (0.2 miles) from Willesden Junction, offering access to the Bakerloo Line and Overground. A 12-minute walk via Acton Lane will take you to Harlesden Overground station (0.6 miles). Dollis Hill tube (Jubilee Line) and Acton Mainline (Crossrail) are nearby.

Roundwood Park is located 0.7 miles north via Harlesden Road and Park Parade, while Kensal Green is 1 mile east via Buchanan Gardens. The vibrant parade of shops, eateries, and amenities in Kensal Rise is just 1 mile southeast.

Harlesden is situated northwest of Notting Hill (2.6 miles via Scrubs Lane), northeast of Acton (3.5 miles via A4000), southwest of Cricklewood via the A407, and southeast of Wembley via the B4577. The property is close to the North Circular Road (A406), providing easy access to both the north and south of London and the Westway (A40) for motorists travelling west into Slough and beyond. Central London is only 5 miles southeast of Harlesden via the A404 and accessible within 20 to 30 minutes.

Online Auction on Thursday, 24 April 2025. For further information, such as legal documents and property information, please visit bidx1.com.

## Property Photos

- ![Photo](/listings/photos/160275752/1648629)
- ![Photo](/listings/photos/160275752/1648630)
- ![Photo](/listings/photos/160275752/1648631)
- ![Photo](/listings/photos/160275752/1648632)
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- ![Photo](/listings/photos/160275752/1648634)
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- ![Photo](/listings/photos/160275752/1648638)
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- ![Photo](/listings/photos/160275752/1648641)
- ![Photo](/listings/photos/160275752/1648642)
- ![Photo](/listings/photos/160275752/1648643)

## Price vs local average

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

- **Local average:** £406,408 (106 Flat, NW10, 2024–2026)
- **Deviation:** -44.6%

## Rental Range

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

- **Low:** £1,809/mo
- **Realistic:** £2,010/mo
- **Optimistic:** £2,211/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, Stoke Place, NW10 | £2,500/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Harlesden, NW10 | £2,500/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £2,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.11% (strong)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 13.3%
- **Cost-to-rent:** 7.5×
- **Monthly cashflow:** £1,339/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 24.6%

*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:** -24.3%
- **10y growth:** -1.7%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Last sold

£145,000

Local average

£406,408 (-44.6%)

Deprivation

Decile 1 (2,371 of 33,755)

Street crime

766 incidents within 1 mile (May 2026)

Key features

Two bedroom first floor period conversion
In need of refurbishment
Walking distance to Willesden Junction (Overground/ Bakerloo Line)
Size: 669 sqft (62.16 sqm)
EPC Rating: C
Council Tax Band: C
Online Auction on Thursday, 24 April 2025

Additional details

Garden: Yes

Description

This two-bedroom flat is located on the first floor of a mid-terrace period conversion. It is situated directly above a hair salon (Levels HQ) and is part of a small retail parade. The property is arranged to provide a living room and two bedrooms to the front, with kitchen and bathroom to the rear of the flat. The property would benefit from refurbishment throughout.
Location:
The property is just a 3-minute walk (0.2 miles) from Willesden Junction, offering access to the Bakerloo Line and Overground. A 12-minute walk via Acton Lane will take you to Harlesden Overground station (0.6 miles). Dollis Hill tube (Jubilee Line) and Acton Mainline (Crossrail) are nearby.
Roundwood Park is located 0.7 miles north via Harlesden Road and Park Parade, while Kensal Green is 1 mile east via Buchanan Gardens. The vibrant parade of shops, eateries, and amenities in Kensal Rise is just 1 mile southeast.
Harlesden is situated northwest of Notting Hill (2.6 miles via Scrubs Lane), northeast of Acton (3.5 miles via A4000), southwest of Cricklewood via the A407, and southeast of Wembley via the B4577. The property is close to the North Circular Road (A406), providing easy access to both the north and south of London and the Westway (A40) for motorists travelling west into Slough and beyond. Central London is only 5 miles southeast of Harlesden via the A404 and accessible within 20 to 30 minutes.
Online Auction on Thursday, 24 April 2025. For further information, such as legal documents and property information, please visit bidx1.com.

Listed by

Covering UK

BidX1 UK Ltd

Reference: 160275752

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
29a Station Road, LONDON	72	74	47 m²	England and Wales: 1900-1929	Flat
29b Station Road, LONDON	67	73	64 m²	England and Wales: 1900-1929	Flat
29c, Station road, London	53	75	39 m²	England and Wales: 1930-1949	Flat
31b Station Road, LONDON	76	82	141 m²	England and Wales: before 1900	Flat
35A STATION ROAD, LONDON, LONDON	72	78	80 m²	England and Wales: 1900-1929	Flat
37a Station Road, LONDON	64	79	151 m²	England and Wales: 1900-1929	Terraced
41a Station Road, LONDON	60	70	155 m²	England and Wales: 1930-1949	Terraced
Flat 1, 25a Station Road, London	78	78	59 m²	—	Flat
FLAT 1, 33 STATION ROAD, LONDON, LONDON	70	83	18 m²	England and Wales: 1930-1949	Flat
Flat 1, 43a Station Road, LONDON	68	78	54 m²	England and Wales: 1900-1929	Flat
Flat 2, 25a Station Road, London	78	78	67 m²	—	Flat
Flat 2, 33 Station Road, LONDON	65	79	28 m²	England and Wales: 1900-1929	Flat
Flat 2, 43a Station Road, LONDON	69	75	56 m²	England and Wales: 1900-1929	Flat
FLAT 3, 33 STATION ROAD, BRENT, LONDON	77	81	28 m²	England and Wales: 1930-1949	Flat
Flat 3, 43a Station Road, LONDON	64	78	35 m²	England and Wales: 1900-1929	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

No sales history found for this property in Land Registry Price Paid data.

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth -24.3%

10y growth -1.7%

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%

Rental Range

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

Low £1,809/mo

Realistic £2,010/mo

Optimistic £2,211/mo

Based on Local Authority from postcode lookup → Brent.

Location

Map view View on Google Maps View on OpenStreetMap Street View NW10 4UP

Address

Station Road

Nearby

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

Type	Name	Distance
Bus stop	Acton Lane	0.0 miles
Bus stop	Harlesden Jubilee Clock	0.1 miles
Shop	Touch Gents Grooming	0.1 miles
Shop	Brazilian Emporium	0.1 miles
Train station	Willesden Junction	0.2 miles
Train station	Harlesden	0.5 miles
University	Scale Space White City	1.7 miles
University	Kennet West Skills Centre	2.1 miles
Hospital	The Portland Hospital	4.5 miles
Hospital	Sleep & Health Clinic	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	239
Anti-social behaviour	208
Vehicle crime	52
Other theft	51
Shoplifting	51
Public order	42
Drugs	30
Robbery	24
Theft from the person	24
Burglary	17
Other crime	12
Possession of weapons	10
Bicycle theft	5
Criminal damage and arson	1
Total incidents	766

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
John Keble CofE Primary School	Primary	0.3 miles	Good — 26 Jul 2023
Saint Claudine's Catholic School for Girls	Secondary	0.3 miles	Good — 3 Oct 2013
Maple Walk School	Other	0.4 miles	— (No rating)
Harlesden Primary School	Primary	0.4 miles	Good — 20 Jul 2022
Furness Primary School	Primary	0.4 miles	Good — 31 Jan 2022

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, Stoke Place, NW10	£2,500/mo	2	0.22 miles	OpenRent
2 Bed Flat, Harlesden, NW10	£2,500/mo	2	0.41 miles	OpenRent

Average rent: £2,500/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.11%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 13.3%

Cost-to-rent ratio 7.5×

Monthly cashflow £1,339/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 24.6%

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).

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