# 3 bedroom flat for sale (NW8 8HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 16, ISIS HOUSE, CHURCH STREET ESTATE, LONDON, GREATER LONDON NW8 8HH |
| Price | £595,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 98 m² |
| Last sold | £130,000 Feb 2000 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 09/02/2032
- **Current heating cost:** £653/year
- **Est. upgrade cost to C:** £11,600

### Recommendations
- Q (£4,000 - £14,000)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0927-1202-5102-3072-2000)

## Description

Nestled within the vibrant Church Street Estate in NW8, this three-bedroom split-level apartment offers a delightful blend of comfort and convenience. The property features a spacious reception room, perfect for entertaining guests or enjoying quiet evenings at home. The well-appointed bedrooms provide ample space for relaxation, while the bathroom is designed for both functionality and style.

One of the standout features of this apartment is the inviting balcony, which offers a lovely outdoor space to unwind and enjoy the fresh air. The property is being sold with no onward chain, making it an ideal choice for those looking to move in without delay.

Situated close to Church Street, this area is currently undergoing an exciting regeneration project, promising to enhance the local community and amenities further. Residents will benefit from a variety of shops, cafes, and markets, all within easy reach.

This flat presents a wonderful opportunity for families, professionals, or investors seeking a well-located home in a thriving neighbourhood. With its appealing features and prime location, this property is not to be missed.

Local Authority: Westminster 

Lease: 86+ years remaining 

Service Charge: £3150.95 estimated service charge for 2026/2027 financial year

Ground Rent: £10 fixed for term

## Property Photos

- ![DSC_4434.jpg](/listings/photos/173464382/1167454) - DSC_4434.jpg
- ![DSC_4449.jpg](/listings/photos/173464382/1167455) - DSC_4449.jpg
- ![DSC_4452.jpg](/listings/photos/173464382/1167456) - DSC_4452.jpg
- ![DSC_4461.jpg](/listings/photos/173464382/1167457) - DSC_4461.jpg
- ![DSC_4473.jpg](/listings/photos/173464382/1167458) - DSC_4473.jpg
- ![DSC_4485.jpg](/listings/photos/173464382/1167459) - DSC_4485.jpg
- ![DSC_4491.jpg](/listings/photos/173464382/1167460) - DSC_4491.jpg
- ![DSC_4500.jpg](/listings/photos/173464382/1167461) - DSC_4500.jpg
- ![DSC_4506.jpg](/listings/photos/173464382/1167462) - DSC_4506.jpg
- ![DSC_4515.jpg](/listings/photos/173464382/1167463) - DSC_4515.jpg

## Floorplans

- ![Floor-Plan-Church-Street.jpg](/listings/photos/173464382/1167464) - Floor-Plan-Church-Street.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/173464382/1167465) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ISIS HOUSE FLAT 16 CHURCH STREET ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HH | £130,000 | 07/02/2000 | 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 |
|---------|-------|------|------|
| ALBERT COURT FLAT 5 EDGWARE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1BU | £285,000 | 14/11/2025 | Flat |
| TADEMA HOUSE FLAT 52 PENFOLD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8PN | £525,000 | 20/08/2025 | Flat |
| EDEN HOUSE, 89 FLAT 34 CHURCH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HN | £550,000 | 23/10/2023 | Flat |
| 95 FLAT 1 FRAMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NA | £400,000 | 08/09/2022 | Flat |
| TADEMA HOUSE FLAT 38 PENFOLD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8PN | £590,000 | 15/08/2022 | Flat |
| GILBERT SHELDON HOUSE FLAT 14 EDGWARE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1BX | £380,000 | 27/07/2022 | Flat |
| 91 - 93 FLAT 2 FRAMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NA | £1,180,000 | 24/06/2022 | Flat |
| CHERWELL HOUSE FLAT 41 CHURCH STREET ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8PT | £575,000 | 22/06/2022 | Flat |
| ALBERT COURT FLAT 4 EDGWARE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1BU | £250,000 | 30/03/2022 | Flat |
| THE OLD AEROWORKS, 17 FLAT 10 HATTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8PL | £625,000 | 17/12/2021 | Flat |
| INGREBOURNE HOUSE, 102 FLAT 4 BROADLEY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8DL | £634,000 | 16/11/2021 | Flat |
| TADEMA HOUSE FLAT 45 PENFOLD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8PN | £615,000 | 20/09/2021 | Flat |
| INGREBOURNE HOUSE, 102 FLAT 2 BROADLEY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8DL | £630,000 | 06/09/2021 | Flat |
| INGREBOURNE HOUSE, 102 FLAT 15 BROADLEY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8DL | £570,000 | 06/09/2021 | Flat |
| POOL HOUSE, 45 FLAT 13 PENFOLD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8DP | £595,000 | 31/08/2021 | Flat |
| BLACKWATER HOUSE, 107 FLAT 6 CHURCH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HL | £535,000 | 31/08/2021 | Flat |
| POOL HOUSE, 45 FLAT 15 PENFOLD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8DP | £575,000 | 27/07/2021 | Flat |

**Area average:** £559,647 (17 sales)

## Price vs local average

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

- **Local average:** £1,408,022 (42 Flat, NW8, 2024–2026)
- **Deviation:** -57.7%

## Rental Range

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

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,154/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 |
|------|------|------|------|------|
| 3 Bed Flat, Garrett Mansions, W2 | £8,333/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed Flat, Hall Place, W2 | £3,800/mo | 3 | 0.13 miles | OpenRent |
| 3 Bed Flat, Westmark Tower, W2 | £7,700/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Flat, Alexandra House, W2 | £3,510/mo | 3 | 0.22 miles | OpenRent |

**Average rent: £5,836/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.97% (okay)
- **Max investor price (0.8%):** £718,750
- **Target investor price (1%):** £575,000

*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 £5,750/mo).*

- **Gross yield:** 11.6%
- **Cost-to-rent:** 8.6×
- **Monthly cashflow:** £2,807/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.5%

*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:** £6,071/m²

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** -47.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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)