Sold STC Flat

Flat 69

GOSHAWK COURT, 5, SHEARWATER DRIVE, LONDON, GREATER LONDON NW9 7AG

1 beds 1 baths 41 m² Listed 2 Sep 2024 (-699d)

£275,000

Offers in Excess of

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# 1 bedroom apartment for sale (NW9 7AG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 69, GOSHAWK COURT, 5, SHEARWATER DRIVE, LONDON, GREATER LONDON NW9 7AG |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £310,600 Jan 2026 |

## Description

Offering panoramic views across London and the Welsh Harp Nature Reserve and Reservoir, this purpose built apartment supplies modern living.

Enjoying a great location, the development is just over quarter of a mile of Hendon’s Thameslink Station and within a mile of Hendon Central Station which could make this home attractive to those needing to commute for work purposes.  Links to the M1 and A405 are within less than half a mile at Staples Corner and the Edgware Road (A5) is less than quarter of a mile and serves various bus routes, local shops and eateries.  Brent Cross Shopping Centre houses an array of high street shops together with café/restaurants and can be found just over a mile and a half away.  70 hectares of green space and open water surround Hendon Waterside and there are a number of open spaces/recreation grounds too.

The block is entered via an entryphone system with the option of stairs and a lift to the tenth floor where the property is sited.  The welcoming hallway provides a storage cupboard and gives access to an open plan kitchen/reception room with double aspect views across the area and has a door leading out to the balcony offering an appealing outdoor space for unwinding after a busy day.  The kitchen area supplies plenty of storage space.  The bedroom overlooks the balcony and also leads out to it and is of a good size measuring 15'7" max. x 9'4" and has a door leading through to 68 Goshawk Court.  Completing this home internally is a well-designed fitted shower room.

Further attributes to this home is that it comes with an allocated parking space in the secure underground car park with further metered and residents permit parking facilities.  There is also use of a communal roof garden for residents.

## Property Photos

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## Floorplans

- ![1174458.jpg](/listings/photos/151935203/1652245) - 1174458.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151935203/1652246) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GOSHAWK COURT, 5 FLAT 69 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG | £310,600 | 23/01/2026 | Flat |
| GOSHAWK COURT, 5 FLAT 69 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG | £243,000 | 31/05/2013 | 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 |
|---------|-------|------|------|
| HAWFINCH HOUSE, 1 FLAT 77 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £450,000 | 17/12/2025 | Flat |
| STARLING APARTMENTS, 40 FLAT 27 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7EQ | £310,000 | 14/11/2025 | Flat |
| 1 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL | £560,000 | 17/03/2025 | Flat |
| 5 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL | £544,000 | 07/01/2025 | Flat |
| CRESTED COURT, 3 FLAT 21 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AD | £420,000 | 30/11/2023 | Flat |
| HAWFINCH HOUSE, 1 FLAT 43 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BF | £410,000 | 24/11/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 19 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £670,000 | 10/11/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 36 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £330,000 | 01/09/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 25 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £510,000 | 20/07/2023 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 66 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £500,000 | 22/05/2023 | Flat |
| HAWFINCH HOUSE, 1 FLAT 139 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £625,000 | 09/03/2023 | Flat |
| SERIN APARTMENTS, 13 FLAT 23 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7FT | £386,000 | 21/12/2022 | Flat |
| CRESTED COURT, 3 FLAT 10 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AD | £322,000 | 20/12/2022 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 72 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £483,500 | 09/12/2022 | Flat |
| GOSHAWK COURT, 5 FLAT 13 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG | £295,000 | 16/11/2022 | Flat |
| EIDER APARTMENTS, 73 FLAT 35 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FD | £487,500 | 09/11/2022 | Flat |
| HAWFINCH HOUSE, 1 FLAT 88 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £493,000 | 04/11/2022 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 7 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £423,000 | 28/10/2022 | Flat |
| GOSHAWK COURT, 5 FLAT 20 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG | £315,000 | 29/09/2022 | Flat |
| HAWFINCH HOUSE, 1 FLAT 105 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £526,000 | 27/08/2022 | Flat |

**Area average:** £453,000 (20 sales)

## Price vs local average

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

- **Local average:** £392,073 (90 Flat, NW9, 2024–2026)
- **Deviation:** -29.9%

## Rental Range

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

- **Low:** £1,745/mo
- **Realistic:** £1,939/mo
- **Optimistic:** £2,133/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 1 Bed Flat, Shearwater Drive, NW9 | £1,950/mo | 1 | 0.01 miles | OpenRent |
| 1 Bed Flat, Shearwater Drive, NW9 | £1,900/mo | 1 | 0.03 miles | OpenRent |
| 1 Bed Flat, West Hendon Broadway, NW9 | £1,850/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed Flat, Greenshank House, NW9 | £1,700/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Brent View Road, NW9 | £950/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, The Hyde, NW9 | £1,900/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £1,708/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £580/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.7%

*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:** -18.3%
- **10y growth:** -0.1%

## House Price Index (HM Land Registry)

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

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

## 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)

1174458 (13).jpg 1174458 (1).jpg 1174458 (3).jpg 1174458 (10).jpg 1174458 (5).jpg 1174458 (14).jpg 1174458 (17).jpg 1174458 (18).jpg 1174458 (4).jpg 1174458 (9).jpg 1174458 (19).jpg

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Property details

Tenure

LEASEHOLD (141 years remaining on lease)

Floor area

41 m²

Council tax band

Last sold

£310,600 Jan 2026

Local average

£392,073 (-29.9%)

Deprivation

Decile 4 (13,189 of 33,755)

Street crime

504 incidents within 1 mile (May 2026)

Key features

Modern Development
Tenth Floor
One Bedroom
Leasehold 143 Years Remaining
Allocated Parking Space in Secure Underground Car Park
Open Plan Kitchen/Reception Room
Modern Fitted Shower Room
Residents Permit & Metered Parking Facilities
Ground Rent £125 Per Annum - notice of any annual increases are notified to leaseholders by E & J Estates
Service Charge £1986 Per Annum (Sinking Fund Details - Approx. £55K held in reserve)

Additional details

Parking: Yes
Garden: Yes

Description

This one bedroom property is sited within a modern development in the Hendon Waterside Development and provides far reaching views across the area with good transport links (M1, A406, bus routes and train/railway stations) within a half mile radius.

Offering panoramic views across London and the Welsh Harp Nature Reserve and Reservoir, this purpose built apartment supplies modern living.
Enjoying a great location, the development is just over quarter of a mile of Hendon’s Thameslink Station and within a mile of Hendon Central Station which could make this home attractive to those needing to commute for work purposes. Links to the M1 and A405 are within less than half a mile at Staples Corner and the Edgware Road (A5) is less than quarter of a mile and serves various bus routes, local shops and eateries. Brent Cross Shopping Centre houses an array of high street shops together with café/restaurants and can be found just over a mile and a half away. 70 hectares of green space and open water surround Hendon Waterside and there are a number of open spaces/recreation grounds too.
The block is entered via an entryphone system with the option of stairs and a lift to the tenth floor where the property is sited. The welcoming hallway provides a storage cupboard and gives access to an open plan kitchen/reception room with double aspect views across the area and has a door leading out to the balcony offering an appealing outdoor space for unwinding after a busy day. The kitchen area supplies plenty of storage space. The bedroom overlooks the balcony and also leads out to it and is of a good size measuring 15'7" max. x 9'4" and has a door leading through to 68 Goshawk Court. Completing this home internally is a well-designed fitted shower room.
Further attributes to this home is that it comes with an allocated parking space in the secure underground car park with further metered and residents permit parking facilities. There is also use of a communal roof garden for residents.

Listed by

Kingsbury

Andrews Estate Agents

Reference: 151935203

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 69, Goshawk Court, 5 Shearwater Drive, LONDON	78	78	41 m²	England and Wales: 2012 onwards	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1174458.jpg

EPC Graphs

EPC Rating Graph

Price history

28% since 2013

Event	Date	Price	% change
Sold	23/01/2026 (6 months ago)	£310,600	+27.8%
Sold	31/05/2013 (13 years ago)	£243,000	—

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
HAWFINCH HOUSE, 1 FLAT 77 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX	£450,000	17/12/2025	Flat
STARLING APARTMENTS, 40 FLAT 27 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7EQ	£310,000	14/11/2025	Flat
1 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL	£560,000	17/03/2025	Flat
5 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL	£544,000	07/01/2025	Flat
CRESTED COURT, 3 FLAT 21 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AD	£420,000	30/11/2023	Flat
HAWFINCH HOUSE, 1 FLAT 43 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BF	£410,000	24/11/2023	Flat
MEADOWLARK HOUSE, 3 FLAT 19 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL	£670,000	10/11/2023	Flat
MEADOWLARK HOUSE, 3 FLAT 36 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL	£330,000	01/09/2023	Flat
MEADOWLARK HOUSE, 3 FLAT 25 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL	£510,000	20/07/2023	Flat
WOODLARK APARTMENTS, 1 FLAT 66 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA	£500,000	22/05/2023	Flat
HAWFINCH HOUSE, 1 FLAT 139 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX	£625,000	09/03/2023	Flat
SERIN APARTMENTS, 13 FLAT 23 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7FT	£386,000	21/12/2022	Flat
CRESTED COURT, 3 FLAT 10 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AD	£322,000	20/12/2022	Flat
WOODLARK APARTMENTS, 1 FLAT 72 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA	£483,500	09/12/2022	Flat
GOSHAWK COURT, 5 FLAT 13 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG	£295,000	16/11/2022	Flat
EIDER APARTMENTS, 73 FLAT 35 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FD	£487,500	09/11/2022	Flat
HAWFINCH HOUSE, 1 FLAT 88 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX	£493,000	04/11/2022	Flat
WOODLARK APARTMENTS, 1 FLAT 7 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA	£423,000	28/10/2022	Flat
GOSHAWK COURT, 5 FLAT 20 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7AG	£315,000	29/09/2022	Flat
HAWFINCH HOUSE, 1 FLAT 105 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX	£526,000	27/08/2022	Flat

Area average: £453,000 (20 sales)

Capital growth trend

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

5y growth -18.3%

10y growth -0.1%

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 £1,745/mo

Realistic £1,939/mo

Optimistic £2,133/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for South West Herts: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW9 7AG

Address

Shearwater Drive

Nearby

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

Type	Name	Distance
Shop	Yasrib Halal Meat	0.1 miles
Bus stop	Station Road	0.1 miles
Shop	Atlas Automotive Components	0.1 miles
Bus stop	Park Road	0.1 miles
Train station	Hendon	0.3 miles
Train station	Brent Cross West	0.8 miles
University	Flood Hazard Research Centre	1.4 miles
University	Middlesex University	1.4 miles
Hospital	The Portland Hospital	5.6 miles
Hospital	Sleep & Health Clinic	5.7 miles

Street-level crime

Category	Count
Violence and sexual offences	127
Anti-social behaviour	114
Vehicle crime	60
Shoplifting	49
Other theft	35
Public order	32
Drugs	30
Burglary	23
Robbery	14
Theft from the person	8
Other crime	7
Bicycle theft	2
Possession of weapons	2
Criminal damage and arson	1
Total incidents	504

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
Barnet Hill Academy	Other	0.1 miles	Good — 8 Sep 2024
Beis Medrash Elyon	Other	0.2 miles	Requires improvement — 30 May 2024
Beis Soroh Schneirer	Other	0.3 miles	Good — 21 Sep 2022
Torah Vodaas	Other	0.4 miles	Inadequate — 3 May 2023
Parkfield Primary School	Primary	0.4 miles	Good — 16 Sep 2015

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
1 Bed Flat, Shearwater Drive, NW9	£1,950/mo	1	0.01 miles	OpenRent
1 Bed Flat, Shearwater Drive, NW9	£1,900/mo	1	0.03 miles	OpenRent
1 Bed Flat, West Hendon Broadway, NW9	£1,850/mo	1	0.14 miles	OpenRent
1 Bed Flat, Greenshank House, NW9	£1,700/mo	1	0.16 miles	OpenRent
1 Bed Flat, Brent View Road, NW9	£950/mo	1	0.16 miles	OpenRent
1 Bed Flat, The Hyde, NW9	£1,900/mo	1	0.48 miles	OpenRent

Average rent: £1,708/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £234,375

Target investor price (1%) £187,500

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £580/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.7%

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).

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