For sale Flat

FLAT 3

5 ST JOHNS WOOD ROAD, LONDON, GREATER LONDON NW8 8RB

3 beds 3 baths 362 m² Listed 2 Jan 2026 (-176d)

£2,500,000

Reduced on 16 Feb 2026

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# 3 bedroom flat for sale (NW8 8RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, 5 ST JOHNS WOOD ROAD, LONDON, GREATER LONDON NW8 8RB |
| Price | £2,500,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Last sold | £2,200,000 Jul 2020 |

## Description

The property comprises three generous double bedrooms and three contemporary bathrooms. The main living space features a stylish open-plan living and dining area, complemented by a refitted Herringbone kitchen. Full-width windows flood the space with natural light, enhancing the sense of openness throughout.

The property is ideally located on St John's Wood Road, in close proximity to the exclusive boutiques and restaurants of St John's Wood and Little Venice, and within easy walking distance of Regent's Park. Transport links are extensive, with Maida Vale (Bakerloo line), Warwick Avenue (Bakerloo line) and St John's Wood (Jubilee line) Underground stations and Paddington station (National Rail, Heathrow Express, Bakerloo, Hammersmith & City, Circle and District lines) close by.

**Tenure:** Leasehold **Lease Years Remaining:** 177

**Council Tax Band:** G

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/170782775/199504)
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- ![Photo](/listings/photos/170782775/199509)
- ![Photo](/listings/photos/170782775/199510)
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## Floorplans

- ![Floorplan 1](/listings/photos/170782775/199516) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/170782775/199517) - EPC 1
- ![EPC 2](/listings/photos/170782775/199518) - EPC 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16236126
- **Address:** 5 St. Johns Wood Road, LONDON, NW8 8RB
- **Certificate Issued:** 07/04/2024
- **Work Completed:** 26/03/2024
- **Items:** 3 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 FLAT 3 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8RB | £2,200,000 | 31/07/2020 | Flat |
| 5 FLAT 3 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8RB | £2,100,000 | 13/05/2016 | Flat |
| 5 FLAT 3 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8RB | £1,200,000 | 17/06/2010 | 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 |
|---------|-------|------|------|
| CLARENDON COURT, 33 FLAT 25 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ | £420,000 | 23/01/2026 | Flat |
| CLIVE COURT, 75 605 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SG | £775,000 | 08/12/2025 | Flat |
| CLIVE COURT, 75 616 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SG | £690,000 | 17/09/2025 | Flat |
| LANARK MANSIONS, 12 FLAT 7A LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DB | £500,000 | 26/08/2025 | Flat |
| CLIFTON COURT FLAT 18 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HS | £950,000 | 21/07/2025 | Flat |
| BLOMFIELD COURT FLAT 24 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TS | £1,150,000 | 18/07/2025 | Flat |
| CLIFTON COURT FLAT 35 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HT | £680,000 | 17/07/2025 | Flat |
| WINTERTON HOUSE, 4 APARTMENT 16 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SP | £590,000 | 20/01/2025 | Flat |
| RODNEY COURT, 6 - 8 76 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ | £1,025,000 | 28/11/2024 | Flat |
| RODNEY COURT, 6 - 8 71 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ | £850,000 | 22/12/2023 | Flat |
| 8 FLAT 2 LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DA | £775,000 | 13/12/2023 | Flat |
| ALEXANDRA COURT FLAT 1B MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SQ | £600,000 | 08/12/2023 | Flat |
| CLARENDON COURT, 33 FLAT 20 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ | £570,000 | 30/11/2023 | Flat |
| 5 FIRST FLOOR FLAT 2 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8RB | £1,200,000 | 06/11/2023 | Flat |
| RODNEY COURT, 6 - 8 65 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ | £800,000 | 11/10/2023 | Flat |
| CLIVE COURT, 75 307 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SF | £1,920,000 | 22/09/2023 | Flat |
| CLARENDON COURT, 33 FLAT 18 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ | £875,000 | 15/09/2023 | Flat |
| RODNEY COURT 6-8 54 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TH | £1,025,000 | 01/09/2023 | Flat |
| RODNEY COURT, 6 - 8 85 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ | £1,253,500 | 27/07/2023 | Flat |
| CLIVE COURT, 75 105 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SF | £1,065,000 | 24/07/2023 | Flat |

**Area average:** £885,675 (20 sales)

## Price vs local average

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

- **Local average:** £1,435,818 (39 Flat, NW8, 2024–2026)
- **Deviation:** +74.1%

## 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, Clifton Road, W9 | £5,500/mo | 3 | 0.06 miles | OpenRent |
| 3 Bed Flat, Rodney Court, W9 | £4,150/mo | 3 | 0.06 miles | OpenRent |
| 3 Bed Flat, Maida Vale, W9 | £7,367/mo | 3 | 0.1 miles | OpenRent |
| 3 Bed Flat, Hall Place, W2 | £3,000/mo | 3 | 0.32 miles | OpenRent |

**Average rent: £5,004/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £603,125
- **Target investor price (1%):** £482,500

*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 £4,825/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43.2×
- **Monthly cashflow:** £-5,528/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.1%

*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:** -4.4%
- **10y growth:** -25.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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

Floor area

362 m²

Last sold

£2,200,000 Jul 2020

Local average

£1,435,818 (+74.1%)

Deprivation

Decile 3 (7,338 of 33,755)

Street crime

1570 incidents within 1 mile (Apr 2026)

Key features

Duplex Three bedroom
Three bathrooms
Large private roof terrace
Additional balcony
Re-fitted Herringbone kitchen
Fitted wardrobes to all bedrooms
Underfloor heating
Chain free

Description

Accessed via the first floor of an impressive red-brick period building, this beautifully presented apartment offers approximately 1,760 sq ft of well-proportioned accommodation arranged over two levels.

The property comprises three generous double bedrooms and three contemporary bathrooms. The main living space features a stylish open-plan living and dining area, complemented by a refitted Herringbone kitchen. Full-width windows flood the space with natural light, enhancing the sense of openness throughout.

The property is ideally located on St John's Wood Road, in close proximity to the exclusive boutiques and restaurants of St John's Wood and Little Venice, and within easy walking distance of Regent's Park. Transport links are extensive, with Maida Vale (Bakerloo line), Warwick Avenue (Bakerloo line) and St John's Wood (Jubilee line) Underground stations and Paddington station (National Rail, Heathrow Express, Bakerloo, Hammersmith & City, Circle and District lines) close by.

Tenure: Leasehold Lease Years Remaining: 177
Council Tax Band: G

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Little Venice

Dexters

Reference: 170782775

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16236126 Recent

Property Details

Street: 5 St. Johns Wood Road

Town: LONDON

Postcode: NW8 8RB

Installation Details

Items: 3 windows and 2 doors

Certificate Issued: 07/04/2024

Work Completed: 26/03/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

83% since 2010

Event	Date	Price	% change
Listed for sale	—	£2,500,000	+13.6%
Sold	31/07/2020 (5 years ago)	£2,200,000	+4.8%
Sold	13/05/2016 (10 years ago)	£2,100,000	+75%
Sold	17/06/2010 (16 years ago)	£1,200,000	—

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
CLARENDON COURT, 33 FLAT 25 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ	£420,000	23/01/2026	Flat
CLIVE COURT, 75 605 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SG	£775,000	08/12/2025	Flat
CLIVE COURT, 75 616 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SG	£690,000	17/09/2025	Flat
LANARK MANSIONS, 12 FLAT 7A LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DB	£500,000	26/08/2025	Flat
CLIFTON COURT FLAT 18 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HS	£950,000	21/07/2025	Flat
BLOMFIELD COURT FLAT 24 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TS	£1,150,000	18/07/2025	Flat
CLIFTON COURT FLAT 35 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HT	£680,000	17/07/2025	Flat
WINTERTON HOUSE, 4 APARTMENT 16 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SP	£590,000	20/01/2025	Flat
RODNEY COURT, 6 - 8 76 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ	£1,025,000	28/11/2024	Flat
RODNEY COURT, 6 - 8 71 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ	£850,000	22/12/2023	Flat
8 FLAT 2 LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DA	£775,000	13/12/2023	Flat
ALEXANDRA COURT FLAT 1B MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SQ	£600,000	08/12/2023	Flat
CLARENDON COURT, 33 FLAT 20 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ	£570,000	30/11/2023	Flat
5 FIRST FLOOR FLAT 2 ST JOHNS WOOD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8RB	£1,200,000	06/11/2023	Flat
RODNEY COURT, 6 - 8 65 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ	£800,000	11/10/2023	Flat
CLIVE COURT, 75 307 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SF	£1,920,000	22/09/2023	Flat
CLARENDON COURT, 33 FLAT 18 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ	£875,000	15/09/2023	Flat
RODNEY COURT 6-8 54 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TH	£1,025,000	01/09/2023	Flat
RODNEY COURT, 6 - 8 85 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1TJ	£1,253,500	27/07/2023	Flat
CLIVE COURT, 75 105 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1SF	£1,065,000	24/07/2023	Flat

Area average: £885,675 (20 sales)

Capital growth trend

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

5y growth -4.4%

10y growth -25.5%

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

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: HAQUE ESTATES LIMITED (13563235)

Rental Range

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

Low £2,847/mo

Realistic £3,163/mo

Optimistic £3,479/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £2,154/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW8 8RB

Nearby

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

Type	Name	Distance
Shop	The Winery	0.1 miles
Shop	American Dry Cleaning Company	0.1 miles
Bus stop	St John's Wood Road	0.1 miles
Bus stop	Clifton Road	0.1 miles
Train station	Warwick Avenue	0.3 miles
Train station	Maida Vale	0.4 miles
University	LBS Behaviour Lab	0.8 miles
University	Kennet West Skills Centre	1.0 miles
Hospital	The Portland Hospital	1.5 miles
Hospital	Sleep & Health Clinic	1.6 miles

Street-level crime

Category	Count
Anti-social behaviour	359
Violence and sexual offences	320
Other theft	165
Shoplifting	150
Theft from the person	124
Burglary	87
Vehicle crime	72
Drugs	71
Public order	71
Criminal damage and arson	58
Robbery	37
Bicycle theft	31
Possession of weapons	17
Other crime	8
Total incidents	1570

Within 1 mile during Apr 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
St Joseph's RC Primary School	Primary	0.2 miles	Outstanding — 14 May 2024
Gateway Academy	Primary	0.3 miles	Good — 14 Nov 2022
L'Ecole Bilingue Elementaire	Other	0.3 miles	Outstanding — 24 Mar 2019
United Colleges Group	Other	0.4 miles	— (No rating)
St Saviour's CofE Primary School	Primary	0.4 miles	Good — 14 Dec 2023

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, Clifton Road, W9	£5,500/mo	3	0.06 miles	OpenRent
3 Bed Flat, Rodney Court, W9	£4,150/mo	3	0.06 miles	OpenRent
3 Bed Flat, Maida Vale, W9	£7,367/mo	3	0.1 miles	OpenRent
3 Bed Flat, Hall Place, W2	£3,000/mo	3	0.32 miles	OpenRent

Average rent: £5,004/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.19%

Max investor price (0.8%) £603,125

Target investor price (1%) £482,500

Gross yield 2.3%

Cost-to-rent ratio 43.2×

Monthly cashflow £-5,528/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.1%

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).