# 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 |
| MORTIMER COURT FLAT 80 ABBEY ROAD, ST JOHNS WOOD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 9AD | £380,000 | 30/06/2021 | Flat |

**Street average:** £348,333 (3 sales)
**Area average:** £1,008,400 (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:** 23.5%
- **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)