# 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

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.

## Property Photos

- ![Photo](/listings/photos/160275752/1648629)
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## 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)