For sale Flat

FLAT 34

ASHFORD COURT, ASHFORD ROAD, LONDON, GREATER LONDON NW2 6BW

2 beds 1 baths Listed 17 Aug 2026 (-64d)

£375,000

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# 2 bedroom apartment for sale (NW2 6BW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 34, ASHFORD COURT, ASHFORD ROAD, LONDON, GREATER LONDON NW2 6BW |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £385,000 Mar 2021 |

## Description

**** **** Set within the well-maintained Ashford Court on Ashford Road, this bright two-bedroom apartment offers 760 sq ft of practical living space in one of North West London's increasingly sought-after pockets. Positioned in a secure block with lift access, the property benefits from a long 138-year lease, offering peace of mind for years to come.

The apartment sits in the heart of NW2, an area that blends the convenience of city living with a genuine sense of neighbourhood. Cricklewood and Willesden Green are both within easy reach, offering a good mix of independent cafes, restaurants, supermarkets and everyday amenities, while nearby Brent Cross Shopping Centre provides extensive retail options along with its ongoing regeneration bringing new leisure and lifestyle developments to the area.

Transport links from this location are excellent. Willesden Green and Dollis Hill stations, both on the Jubilee line, are a short distance away, providing swift access into Central London and the West End. Cricklewood station offers Thameslink services, connecting residents directly to St Pancras International, the City, and destinations south of the river without the need to change trains. For those who drive, the property is also well placed for the A5 and A406 North Circular, making routes out to the M1 and beyond straightforward.

This part of NW2 has seen considerable investment in recent years, with green spaces such as Gladstone Park nearby offering a welcome escape from city life, complete with walking paths, sports facilities and a popular café. The combination of strong transport connectivity, local amenities and green open space makes this an attractive option for professionals, couples or investors looking for a well-connected London base.

An early viewing is recommended to appreciate everything this apartment and its location have to offer.

## Property Photos

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- ![Photo](/listings/photos/92072328/1967960)
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## Floorplans

- ![Floorplan 1](/listings/photos/92072328/1967963) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £385,000 | 26/03/2021 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £365,000 | 10/03/2016 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £100,000 | 22/09/2000 | Flat |
| ASHFORD COURT FLAT 34 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £31,000 | 02/06/1997 | 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 |
|---------|-------|------|------|
| 8A CHICHELE ROAD, LONDON, BRENT, GREATER LONDON, NW2 3DA | £600,000 | 28/11/2025 | Flat |
| ASHFORD COURT FLAT 77 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £385,000 | 28/11/2025 | Flat |
| 38 HEBER ROAD, LONDON, BRENT, GREATER LONDON, NW2 6AA | £780,000 | 10/09/2025 | Flat |
| 26 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY | £360,000 | 05/09/2025 | Flat |
| 37 FLAT 1 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG | £657,000 | 30/11/2023 | Flat |
| 10A HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR | £425,000 | 26/10/2023 | Flat |
| ASHFORD COURT FLAT 25 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BN | £242,000 | 13/10/2023 | Flat |
| ASHFORD COURT FLAT 108 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS | £445,000 | 29/08/2023 | Flat |
| ASHFORD COURT FLAT 158 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU | £206,000 | 27/07/2023 | Flat |
| ASHFORD COURT FLAT 57 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £200,000 | 16/12/2022 | Flat |
| ASHFORD COURT FLAT 63 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP | £275,000 | 30/11/2022 | Flat |
| ASHFORD COURT FLAT 163 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU | £275,000 | 25/11/2022 | Flat |
| FLAT A, 73 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB | £415,000 | 14/09/2022 | Flat |
| ASHFORD COURT FLAT 37 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW | £307,500 | 30/06/2022 | Flat |
| ASHFORD COURT FLAT 86 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS | £385,000 | 14/02/2022 | Flat |
| 12 UPPER MAISONETTE HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR | £405,000 | 28/01/2022 | Flat |
| ASHFORD COURT FLAT 139 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT | £240,000 | 16/12/2021 | Flat |
| 3A OLIVE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BX | £530,000 | 09/12/2021 | Flat |
| 4 FIRST FLOOR FLAT PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY | £450,000 | 21/10/2021 | Flat |

**Area average:** £399,079 (19 sales)

## Price vs local average

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

- **Local average:** £502,572 (136 Flat, NW2, 2024–2026)
- **Deviation:** -25.4%

## Rental Range

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

- **Low:** £1,813/mo
- **Realistic:** £2,014/mo
- **Optimistic:** £2,215/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North 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, Ashford Court, NW2 | £1,950/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Cedar Road, NW2 | £1,980/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Chichele Road, NW2 | £2,350/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Heber Road, NW2 | £2,817/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Riffel Road, NW2 | £3,200/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Mora Road, NW2 | £2,200/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, London, NW2 | £2,200/mo | 2 | 0.21 miles | OpenRent |
| [Mapesbury Road, London, NW2](http://87.117.209.195:8080/listings/e1a10e2) | £2,400/mo | 2 | 0.83 miles | Rightmove |

**Average rent: £2,387/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £284,375
- **Target investor price (1%):** £227,500

*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 £2,275/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.7×
- **Monthly cashflow:** £546/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** -0.6%
- **10y growth:** 4.9%

## House Price Index (HM Land Registry)

*Official index for Brent; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -4.4%
- **5y growth (index):** -3.2%
- **10y growth (index):** -4.1%

## 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

LEASEHOLD (138 years remaining on lease)

Last sold

£385,000 Mar 2021

Local average

£502,572 (-25.4%)

Deprivation

Decile 3 (7,634 of 33,755)

Street crime

727 incidents within 1 mile (Aug 2026)

Key features

Apartment
Two bedrooms
760 square foot
Secure block
Large reception room
Lift
Great location
Excellent condition
Quiet residential road
Close to shops and transports

Additional details

Parking: Yes

Description

** ** Set within the well-maintained Ashford Court on Ashford Road, this bright two-bedroom apartment offers 760 sq ft of practical living space in one of North West London's increasingly sought-after pockets. Positioned in a secure block with lift access, the property benefits from a long 138-year lease, offering peace of mind for years to come.

The apartment sits in the heart of NW2, an area that blends the convenience of city living with a genuine sense of neighbourhood. Cricklewood and Willesden Green are both within easy reach, offering a good mix of independent cafes, restaurants, supermarkets and everyday amenities, while nearby Brent Cross Shopping Centre provides extensive retail options along with its ongoing regeneration bringing new leisure and lifestyle developments to the area.

Transport links from this location are excellent. Willesden Green and Dollis Hill stations, both on the Jubilee line, are a short distance away, providing swift access into Central London and the West End. Cricklewood station offers Thameslink services, connecting residents directly to St Pancras International, the City, and destinations south of the river without the need to change trains. For those who drive, the property is also well placed for the A5 and A406 North Circular, making routes out to the M1 and beyond straightforward.

This part of NW2 has seen considerable investment in recent years, with green spaces such as Gladstone Park nearby offering a welcome escape from city life, complete with walking paths, sports facilities and a popular café. The combination of strong transport connectivity, local amenities and green open space makes this an attractive option for professionals, couples or investors looking for a well-connected London base.

An early viewing is recommended to appreciate everything this apartment and its location have to offer.

Listed by

Kensal Rise & Willesden Green

Mile Estates Ltd

Reference: 92072328

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~4,948 m² (1.22 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Price history

1142% since 1997

Event	Date	Price	% change
Listed for sale	—	£375,000	-2.6%
Sold	26/03/2021 (5 years ago)	£385,000	+5.5%
Sold	10/03/2016 (10 years ago)	£365,000	+265%
Sold	22/09/2000 (26 years ago)	£100,000	+222.6%
Sold	02/06/1997 (29 years ago)	£31,000	—

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
8A CHICHELE ROAD, LONDON, BRENT, GREATER LONDON, NW2 3DA	£600,000	28/11/2025	Flat
ASHFORD COURT FLAT 77 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£385,000	28/11/2025	Flat
38 HEBER ROAD, LONDON, BRENT, GREATER LONDON, NW2 6AA	£780,000	10/09/2025	Flat
26 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY	£360,000	05/09/2025	Flat
37 FLAT 1 LARCH ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SG	£657,000	30/11/2023	Flat
10A HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR	£425,000	26/10/2023	Flat
ASHFORD COURT FLAT 25 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BN	£242,000	13/10/2023	Flat
ASHFORD COURT FLAT 108 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS	£445,000	29/08/2023	Flat
ASHFORD COURT FLAT 158 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU	£206,000	27/07/2023	Flat
ASHFORD COURT FLAT 57 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£200,000	16/12/2022	Flat
ASHFORD COURT FLAT 63 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BP	£275,000	30/11/2022	Flat
ASHFORD COURT FLAT 163 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BU	£275,000	25/11/2022	Flat
FLAT A, 73 PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6SB	£415,000	14/09/2022	Flat
ASHFORD COURT FLAT 37 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BW	£307,500	30/06/2022	Flat
ASHFORD COURT FLAT 86 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BS	£385,000	14/02/2022	Flat
12 UPPER MAISONETTE HOWARD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6DR	£405,000	28/01/2022	Flat
ASHFORD COURT FLAT 139 ASHFORD ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BT	£240,000	16/12/2021	Flat
3A OLIVE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6BX	£530,000	09/12/2021	Flat
4 FIRST FLOOR FLAT PINE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6RY	£450,000	21/10/2021	Flat

Area average: £399,079 (19 sales)

Capital growth trend

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

5y growth -0.6%

10y growth 4.9%

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

1y (index) -4.4%

5y (index) -3.2%

10y (index) -4.1%

Rental Range

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

Low £1,813/mo

Realistic £2,014/mo

Optimistic £2,215/mo

Based on Local Authority from postcode lookup → Brent.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View NW2 6BW

Address

56 Ashford Road

Nearby

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

Type	Name	Distance
Shop	Ever Rose Express	0.1 miles
Shop	Costcutter	0.1 miles
Bus stop	Cricklewood Lane	0.1 miles
Bus stop	Sheldon Road	0.1 miles
Train station	Cricklewood	0.3 miles
Train station	Willesden Green	0.5 miles
University	Central Belsize Square	2.2 miles
University	Kennet West Skills Centre	2.3 miles
Hospital	The Portland Hospital	4.0 miles
Hospital	Sleep & Health Clinic	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	202
Anti-social behaviour	196
Other theft	65
Vehicle crime	60
Public order	44
Drugs	43
Burglary	34
Shoplifting	24
Robbery	21
Other crime	14
Bicycle theft	10
Theft from the person	10
Possession of weapons	4
Total incidents	727

Within 1 mile during Aug 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
Anson Primary School	Primary	0.2 miles	Good — 1 Jun 2015
Mora Primary School	Primary	0.3 miles	Good — 8 Sep 2024
St Agnes' Catholic Primary School	Primary	0.4 miles	Outstanding — 13 Nov 2019
Hampstead School	Secondary	0.5 miles	Good — 15 Jun 2023
The Mulberry House School	Other	0.6 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
2 Bed Flat, Ashford Court, NW2	£1,950/mo	2	0.01 miles	OpenRent
2 Bed Flat, Cedar Road, NW2	£1,980/mo	2	0.07 miles	OpenRent
2 Bed Flat, Chichele Road, NW2	£2,350/mo	2	0.15 miles	OpenRent
2 Bed Flat, Heber Road, NW2	£2,817/mo	2	0.17 miles	OpenRent
2 Bed Flat, Riffel Road, NW2	£3,200/mo	2	0.2 miles	OpenRent
2 Bed Flat, Mora Road, NW2	£2,200/mo	2	0.21 miles	OpenRent
2 Bed Flat, London, NW2	£2,200/mo	2	0.21 miles	OpenRent
Mapesbury Road, London, NW2	£2,400/mo	2	0.83 miles	Rightmove

Average rent: £2,387/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £284,375

Target investor price (1%) £227,500

Gross yield 7.3%

Cost-to-rent ratio 13.7×

Monthly cashflow £546/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 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).