Sold STC Flat

FLAT 25

WATERLOW COURT, HEATH CLOSE, LONDON, GREATER LONDON NW11 7DT

1 beds 1 baths 366 sq ft Listed 20 Apr 2022 (-1552d)

£335,000

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Property details

Tenure

LEASEHOLD

Floor area

34 m²

EPC rating

D

Year built

England and Wales: 1930-1949

Last sold

£305,000 Dec 2022

Price per m²

£9,853/m²

Local average

£587,782 (-43%)

Deprivation

Decile 8 (23,859 of 33,755)

Street crime

309 incidents within 1 mile (May 2026)

Key features

  • 1 Bedroom
  • Communal Gardens
  • Grade 2 Listed
  • Superb Location
  • EPC Rating: D
  • Council Tax Band: C

Description

Waterlow Court is a Grade 2 listed character block located at the bottom of Heath Close, adjacent to the Hampstead Heath Extensions. It is situated approximately ¼ mile from Golders Green Station and has wonderful communal gardens surrounding the block with a cloistered entrance leading into a central courtyard. The flats are located on ground, 1st floor and 2nd floor centred around this lovely square creating a feeling of an old style Oxford or Cambridge university. These flats are not large but are highly desirable. This particular flat is located on the 2nd floor is offered chain free.

Listed by

Golders Green

Winkworth

Reference: 122593961

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 14/10/2020

Expiry date: 13/10/2030

Current heating cost: £471/year

Potential heating cost: £472/year

Est. upgrade cost to C: £15

Recommendations

  • Low energy lighting for all fixed outlets (£15)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 15/12/2022 (3 years ago) £305,000 —

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
HEATHCROFT FLAT 72 HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL £820,000 07/01/2026 Flat
26 CHANDOS WAY, LONDON, BARNET, GREATER LONDON, NW11 7HF £470,000 19/12/2025 Flat
41 FLAT 3 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL £310,000 03/10/2025 Flat
43 FLAT 2 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL £480,000 26/03/2025 Flat
HEATHVIEW COURT, 20 FLAT 31 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF £635,000 04/10/2024 Flat
Same street WATERLOW COURT FLAT 32 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £450,000 13/05/2024 Flat
Same street WATERLOW COURT FLAT 27 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £315,000 26/02/2024 Flat
Same street WATERLOW COURT FLAT 22A HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £400,000 16/02/2024 Flat
HEATHVIEW COURT, 20 FLAT 22 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF £630,000 06/12/2023 Flat
41 FLAT 2 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL £650,000 10/11/2023 Flat
Same street WATERLOW COURT FLAT 34 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £342,500 03/11/2023 Flat
Same street WATERLOW COURT FLAT 12 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £350,000 27/07/2023 Flat
49 FLAT 1 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL £690,000 10/05/2023 Flat
Same street WATERLOW COURT FLAT 2 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £300,000 31/03/2023 Flat
HEATHVIEW COURT, 20 FLAT 43 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF £675,000 27/03/2023 Flat
51 CHANDOS WAY, LONDON, BARNET, GREATER LONDON, NW11 7HF £485,000 27/03/2023 Flat
Same street WATERLOW COURT FLAT 9 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £320,000 27/02/2023 Flat
HEATHCROFT FLAT 76B HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL £490,000 24/11/2022 Flat
HEATHCROFT FLAT 80C HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL £448,500 01/11/2022 Flat
53A NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RL £785,000 06/10/2022 Flat
Same street WATERLOW COURT FLAT 50 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £390,000 30/09/2022 Flat
81 FLAT 27 CHANDOS WAY, LONDON, BARNET, GREATER LONDON, NW11 7JH £1,530,000 21/09/2022 Flat
Same street WATERLOW COURT FLAT 41 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £380,000 19/08/2022 Flat
HEATHCROFT FLAT 72 HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL £700,000 12/08/2022 Flat
Same street WATERLOW COURT FLAT 14 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £340,000 01/08/2022 Flat
27 BRITTEN CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7HQ £515,000 21/07/2022 Flat
Same street WATERLOW COURT FLAT 4 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £385,000 10/05/2022 Flat
Same street WATERLOW COURT FLAT 26 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT £465,000 18/11/2021 Flat
HEATHCROFT FLAT 12 HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HH £845,000 02/11/2021 Flat
12 BRITTEN CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7HQ £530,000 15/10/2021 Flat
HEATHVIEW COURT, 20 FLAT 20 CORRINGWAY, LONDON, BARNET, GREATER LONDON, NW11 7EF £635,000 29/07/2021 Flat

Street average: £369,792 (12 sales)

Area average: £648,605 (19 sales)

Capital growth trend

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

5y growth -33.8%
10y growth -45.8%

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

1y (index) -5.6%
5y (index) -3.4%
10y (index) -0.8%

Rental Range

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

Low £1,741/mo
Realistic £1,934/mo
Optimistic £2,127/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW11 7DT

Address

Hampstead Way

Nearby

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

Type Name Distance
Bus stop Hail & Ride Reynolds Close 0.1 miles
Train station Golders Green 0.3 miles
Shop Art Barber Shop 0.3 miles
Shop The Candy Box 0.3 miles
Train station Brent Cross 1.2 miles
University Central Belsize Square 2.0 miles
University Flood Hazard Research Centre 2.8 miles
Hospital The Portland Hospital 4.0 miles
Hospital Sleep & Health Clinic 4.0 miles

Street-level crime

Category Count
Anti-social behaviour 83
Violence and sexual offences 71
Public order 33
Vehicle crime 32
Shoplifting 25
Burglary 19
Other theft 14
Drugs 13
Robbery 5
Theft from the person 5
Other crime 4
Bicycle theft 3
Possession of weapons 2
Total incidents 309

Within 1 mile during May 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
The King Alfred School Other 0.3 miles — (No rating)
Ivy House School Other 0.4 miles — (No rating)
The Henrietta Barnett School Secondary 0.5 miles Good — 21 Sep 2022
Shiras Devorah High School Other 0.6 miles Inadequate — 20 Nov 2022
Annemount School Other 0.7 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
Studio Flat, Park Drive, NW11 £2,750/mo 1 0.25 miles OpenRent
1 Bed Flat, West Heath Court, NW11 £1,975/mo 1 0.26 miles OpenRent
1 Bed Flat, North End Road, NW11 £1,450/mo 1 0.34 miles OpenRent
Studio Flat, Hoop Lane, NW11 £1,399/mo 1 0.45 miles OpenRent
1 Bed Flat, Rodborough Road, NW11 £1,750/mo 1 0.45 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,500/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,800/mo 1 0.5 miles OpenRent
Studio Flat, London, NW11 £2,800/mo 1 0.5 miles OpenRent

Average rent: £2,345/mo (36 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%
Max investor price (0.8%) £312,500
Target investor price (1%) £250,000
Gross yield 9%
Cost-to-rent ratio 11.2×
Monthly cashflow £906/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 11.2%
  • 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).