Sold STC Flat

FLAT 91

ABBEY HOUSE, 1A, ABBEY ROAD, LONDON, GREATER LONDON NW8 9BX

2 beds 1 baths 538 sq ft Listed 1 May 2025 (-402d)

£500,000

Offers in Excess of

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# 2 bedroom flat for sale (NW8 9BX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 91, ABBEY HOUSE, 1A, ABBEY ROAD, LONDON, GREATER LONDON NW8 9BX |
| Price | £500,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 50 m² |
| Last sold | £525,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £295/year
- **Est. upgrade cost to C:** £16,530

### Recommendations
- Q (£4,000 - £14,000)
- E (£30)
- I (£2,200 - £3,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5900-8523-0722-6198-3823)

## Description

A beautiful two bedroom apartment with balcony, separate kitchen, reception room, balcony, lift in a portered block

Garden Road is located just off the world famous Abbey Road. With easy access to St John's Wood high street, with its wonderful cafes, boutiques and restaurants. St John's Wood tube station and Regents Park are also only a few minutes' walk away.

## Property Photos

- ![Picture 1](/listings/photos/161403575/640388) - Picture 1
- ![Picture 2](/listings/photos/161403575/640390) - Picture 2
- ![Picture 3](/listings/photos/161403575/640393) - Picture 3
- ![Picture 4](/listings/photos/161403575/640395) - Picture 4
- ![Picture 5](/listings/photos/161403575/640396) - Picture 5
- ![Picture 6](/listings/photos/161403575/640398) - Picture 6
- ![Picture 7](/listings/photos/161403575/640401) - Picture 7
- ![Picture 8](/listings/photos/161403575/640403) - Picture 8
- ![Picture 9](/listings/photos/161403575/640405) - Picture 9
- ![Picture 10](/listings/photos/161403575/640408) - Picture 10
- ![Picture 11](/listings/photos/161403575/640409) - Picture 11
- ![Picture 12](/listings/photos/161403575/640412) - Picture 12
- ![Picture 13](/listings/photos/161403575/640414) - Picture 13

## Floorplans

- ![Picture 14](/listings/photos/161403575/640416) - Picture 14

## EPC Graphs

- ![Picture 15](/listings/photos/161403575/640418) - Picture 15

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ABBEY HOUSE, 1A FLAT 91 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX | £525,000 | 02/06/2025 | 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 |
|---------|-------|------|------|
| NEVILLE COURT FLAT 66 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £330,000 | 21/11/2025 | Flat |
| NEVILLE COURT FLAT 5 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD | £3,622,000 | 08/08/2025 | Flat |
| ABBEY HOUSE, 1 FLAT 105 GARDEN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BY | £725,000 | 30/11/2023 | Flat |
| NEVILLE COURT FLAT 31 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £355,000 | 13/11/2023 | Flat |
| MORTIMER COURT FLAT 84 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AD | £266,000 | 29/09/2023 | Flat |
| NEVILLE COURT FLAT 34 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £337,500 | 22/05/2023 | Flat |
| [Same street] ABBEY HOUSE, 1A FLAT 66 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX | £325,000 | 14/04/2023 | Flat |
| ABBEY HOUSE, 1A FLAT 1 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BT | £715,000 | 03/03/2023 | Flat |
| [Same street] ABBEY HOUSE, 1A FLAT 63 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX | £320,000 | 02/02/2023 | Flat |
| NEVILLE COURT FLAT 14 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD | £4,575,000 | 02/11/2022 | Flat |
| NEVILLE COURT FLAT 66 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £440,000 | 30/09/2022 | Flat |
| MORTIMER COURT FLAT 21 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AB | £395,000 | 07/09/2022 | Flat |
| NEVILLE COURT FLAT 22 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD | £2,350,000 | 31/08/2022 | Flat |
| ADELAIDE COURT FLAT 5 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AE | £840,000 | 18/08/2022 | Flat |
| 5 FLAT 1 HILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9QE | £1,660,000 | 09/08/2022 | Flat |
| [Same street] ABBEY HOUSE, 1A FLAT 76 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX | £400,000 | 28/07/2022 | Flat |
| NEVILLE COURT FLAT 75 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DB | £640,000 | 27/05/2022 | Flat |
| 36 FIRST FLOOR FLAT ALMA SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9PY | £500,000 | 09/03/2022 | Flat |
| NEVILLE COURT FLAT 39 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £660,000 | 12/01/2022 | Flat |
| NEVILLE COURT FLAT 54 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA | £380,000 | 17/12/2021 | Flat |
| 36 FIRST FLOOR FLAT ALMA SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9PY | £390,000 | 30/09/2021 | Flat |
| NEVILLE COURT FLAT 73 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DB | £607,500 | 16/09/2021 | Flat |
| ADELAIDE COURT FLAT 1 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AE | £425,000 | 30/06/2021 | Flat |

**Street average:** £348,333 (3 sales)
**Area average:** £1,010,650 (20 sales)

## Price vs local average

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

- **Local average:** £1,465,314 (38 Flat, NW8, 2024–2026)
- **Deviation:** -65.9%

## Rental Range

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

- **Low:** £2,834/mo
- **Realistic:** £3,149/mo
- **Optimistic:** £3,464/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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, Abercorn Place, NW8 | £3,000/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Hall Road, NW8 | £3,497/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Abbey Road, NW8 | £3,100/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Abbey Road, NW8 | £3,100/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Maisonette, Bradman House, NW8 | £2,800/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Apsley House, NW8 | £3,000/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Maida Vale, W9 | £3,900/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Kingsmill  St. Johns Wood, NW8 | £3,150/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Kingsmill  St. Johns Wood, NW8 | £3,450/mo | 2 | 0.28 miles | OpenRent |

**Average rent: £3,222/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.4×
- **Monthly cashflow:** £796/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.6%

*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).*

## Price per Square Metre

- **£/m²:** £10,000/m²

## Capital growth trend

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

- **5y growth:** 20.5%
- **10y growth:** 21.3%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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)

Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

50 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£525,000 Jun 2025

Price per m²

£10,000/m²

Local average

£1,465,314 (-65.9%)

Deprivation

Decile 8 (26,140 of 33,755)

Street crime

1327 incidents within 1 mile (Mar 2026)

Key features

2 Bedroom
Bathroom
Balcony
Kitchen
Reception room
Lift
Porter
EPC rating D

Additional details

Garden: Yes

Description

A beautiful two bedroom apartment with balcony, separate kitchen, reception room, balcony, lift in a portered block

Garden Road is located just off the world famous Abbey Road. With easy access to St John's Wood high street, with its wonderful cafes, boutiques and restaurants. St John's Wood tube station and Regents Park are also only a few minutes' walk away.

Listed by

St John's Wood

The Lomond Group

Reference: 161403575

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/08/2022

Current heating cost: £295/year

Potential heating cost: £192/year

Est. upgrade cost to C: £16,530

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)
Low energy lighting for all fixed outlets (£30)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

Picture 14

EPC Graphs

Picture 15

Price history

Event	Date	Price	% change
Sold	02/06/2025 (1 year ago)	£525,000	—

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
NEVILLE COURT FLAT 66 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£330,000	21/11/2025	Flat
NEVILLE COURT FLAT 5 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD	£3,622,000	08/08/2025	Flat
ABBEY HOUSE, 1 FLAT 105 GARDEN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BY	£725,000	30/11/2023	Flat
NEVILLE COURT FLAT 31 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£355,000	13/11/2023	Flat
MORTIMER COURT FLAT 84 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AD	£266,000	29/09/2023	Flat
NEVILLE COURT FLAT 34 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£337,500	22/05/2023	Flat
Same street ABBEY HOUSE, 1A FLAT 66 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX	£325,000	14/04/2023	Flat
ABBEY HOUSE, 1A FLAT 1 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BT	£715,000	03/03/2023	Flat
Same street ABBEY HOUSE, 1A FLAT 63 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX	£320,000	02/02/2023	Flat
NEVILLE COURT FLAT 14 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD	£4,575,000	02/11/2022	Flat
NEVILLE COURT FLAT 66 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£440,000	30/09/2022	Flat
MORTIMER COURT FLAT 21 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AB	£395,000	07/09/2022	Flat
NEVILLE COURT FLAT 22 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DD	£2,350,000	31/08/2022	Flat
ADELAIDE COURT FLAT 5 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AE	£840,000	18/08/2022	Flat
5 FLAT 1 HILL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9QE	£1,660,000	09/08/2022	Flat
Same street ABBEY HOUSE, 1A FLAT 76 ABBEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9BX	£400,000	28/07/2022	Flat
NEVILLE COURT FLAT 75 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DB	£640,000	27/05/2022	Flat
36 FIRST FLOOR FLAT ALMA SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9PY	£500,000	09/03/2022	Flat
NEVILLE COURT FLAT 39 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£660,000	12/01/2022	Flat
NEVILLE COURT FLAT 54 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DA	£380,000	17/12/2021	Flat
36 FIRST FLOOR FLAT ALMA SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9PY	£390,000	30/09/2021	Flat
NEVILLE COURT FLAT 73 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9DB	£607,500	16/09/2021	Flat
ADELAIDE COURT FLAT 1 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AE	£425,000	30/06/2021	Flat

Street average: £348,333 (3 sales)

Area average: £1,010,650 (20 sales)

Capital growth trend

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

5y growth 20.5%

10y growth 21.3%

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

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Rental Range

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

Low £2,834/mo

Realistic £3,149/mo

Optimistic £3,464/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW8 9BX

Nearby

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

Type	Name	Distance
Bus stop	Abbey Road Studios / Grove End Road	0.0 miles
Bus stop	Hall Road	0.1 miles
Shop	My-Fair Laundry Service	0.1 miles
Shop	MJL Furniture Restoration	0.1 miles
Train station	St. John's Wood	0.3 miles
Train station	Maida Vale	0.4 miles
University	LBS Behaviour Lab	0.9 miles
University	Central Belsize Square	1.1 miles
Hospital	The Portland Hospital	1.6 miles
Hospital	Sleep & Health Clinic	1.7 miles

Street-level crime

Category	Count
Anti-social behaviour	335
Violence and sexual offences	289
Other theft	118
Theft from the person	102
Shoplifting	97
Public order	76
Vehicle crime	63
Burglary	62
Criminal damage and arson	60
Drugs	52
Robbery	40
Bicycle theft	17
Other crime	9
Possession of weapons	7
Total incidents	1327

Within 1 mile during Mar 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
Arnold House School	Other	0.2 miles	— (No rating)
The American School in London	Other	0.2 miles	Requires improvement — 7 Mar 2022
Ormiston Beachcroft Academy	Other	0.3 miles	Good — 13 Jun 2024
St Joseph's RC Primary School	Primary	0.4 miles	Outstanding — 14 May 2024
Barrow Hill Junior School	Primary	0.4 miles	Good — 5 Nov 2019

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, Abercorn Place, NW8	£3,000/mo	2	0.12 miles	OpenRent
2 Bed Flat, Hall Road, NW8	£3,497/mo	2	0.12 miles	OpenRent
2 Bed Flat, Abbey Road, NW8	£3,100/mo	2	0.16 miles	OpenRent
2 Bed Flat, Abbey Road, NW8	£3,100/mo	2	0.16 miles	OpenRent
2 Bed Maisonette, Bradman House, NW8	£2,800/mo	2	0.25 miles	OpenRent
2 Bed Flat, Apsley House, NW8	£3,000/mo	2	0.26 miles	OpenRent
2 Bed Flat, Maida Vale, W9	£3,900/mo	2	0.27 miles	OpenRent
2 Bed Flat, Kingsmill St. Johns Wood, NW8	£3,150/mo	2	0.28 miles	OpenRent
2 Bed Flat, Kingsmill St. Johns Wood, NW8	£3,450/mo	2	0.28 miles	OpenRent

Average rent: £3,222/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 9.5% gross yield avg £392,500 sale, £3,100/mo rent

Rent ratio 0.62%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 7.4%

Cost-to-rent ratio 13.4×

Monthly cashflow £796/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.6%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).