# 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

- ![Photo](/listings/photos/92072328/1967949)
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- ![Photo](/listings/photos/92072328/1967951)
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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)