For sale Flat

FLAT 6

10 SWAINS LANE, LONDON, GREATER LONDON N6 6QS

2 beds 1 baths Listed 13 Jul 2026 (-42d)

£625,000

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# 2 bedroom flat for sale (N6 6QS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, 10 SWAINS LANE, LONDON, GREATER LONDON N6 6QS |
| Price | £625,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £340,000 Jun 2011 |

## Description

A delightful two bedroom flat with a generous reception room, good natural light and wooden flooring.  The building benefits from off-street parking and a communal garden to the rear.

Located in this highly sough after position, moments from the shops, café society and the open spaces of Parliament Hill & Hampstead Heath, there is also a frequent bus terminus close to hand.

**Tenure:** Leasehold **Lease Years Remaining:** 132

**Service Charge:** £1,250 (Yearly)

**Annual Ground Rent:** £0

**Council Tax Band:** D

## Property Photos

- ![Photo](/listings/photos/90816183/1305926)
- ![Photo](/listings/photos/90816183/1305934)
- ![Photo](/listings/photos/90816183/1305936)
- ![Photo](/listings/photos/90816183/1305937)
- ![Photo](/listings/photos/90816183/1305938)

## Floorplans

- ![Floorplan 1](/listings/photos/90816183/1305940) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/90816183/1305943) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 FLAT 6 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £340,000 | 07/06/2011 | 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 |
|---------|-------|------|------|
| BROOKFIELD FLAT 18 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS | £1,840,000 | 31/07/2025 | Flat |
| [Same street] 12 GARAGE AT THE BACK SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £35,000 | 26/03/2025 | Other |
| [Same street] 20 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £1,850,000 | 14/02/2024 | Detached |
| 29 FLAT 3 CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EL | £492,500 | 01/12/2023 | Flat |
| HIGHCROFT, 170 FLAT 10 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £1,150,000 | 24/11/2023 | Flat |
| HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 27/10/2023 | Flat |
| BROOKFIELD FLAT 39 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AT | £1,615,000 | 15/08/2023 | Flat |
| WEST HILL COURT FLAT 33 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ | £1,185,000 | 15/05/2023 | Flat |
| WEST HILL COURT FLAT 17 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ | £1,800,000 | 24/04/2023 | Flat |
| [Same street] 10 FLAT 4 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £575,000 | 13/04/2023 | Flat |
| [Same street] 10 FLAT 1 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £437,500 | 14/02/2023 | Flat |
| WEST HILL COURT FLAT 22 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ | £1,270,000 | 28/10/2022 | Flat |
| 3 FLAT 2 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6JS | £446,000 | 28/10/2022 | Flat |
| 25 ST ALBANS VILLAS, LONDON, CAMDEN, GREATER LONDON, NW5 1QU | £917,000 | 20/10/2022 | Flat |
| SONNY HEIGHTS EAST, 3 FLAT 3 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QX | £815,000 | 30/09/2022 | Flat |
| 11 FIRST FLOOR FLAT CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EL | £645,000 | 22/09/2022 | Flat |
| 14 CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EH | £4,400,000 | 15/08/2022 | Flat |
| [Same street] 8A SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS | £706,000 | 05/08/2022 | Flat |
| BROOKFIELD FLAT 51 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AT | £1,973,000 | 05/07/2022 | Flat |
| OAK COURT 4A ST ALBANS VILLAS, LONDON, CAMDEN, GREATER LONDON, NW5 1QU | £880,000 | 01/07/2022 | Flat |
| 44C CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EN | £520,000 | 30/05/2022 | Flat |
| HIGHCROFT, 170 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £604,000 | 11/05/2022 | Flat |
| HIGHCROFT, 170 FLAT 3 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 10/03/2022 | Flat |
| BROOKFIELD FLAT 19 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS | £1,567,000 | 29/11/2021 | Flat |
| BROOKFIELD FLAT 5 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS | £1,770,000 | 19/11/2021 | Flat |

**Street average:** £720,700 (5 sales)
**Area average:** £1,251,975 (20 sales)

## Price vs local average

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

- **Local average:** £691,630 (46 Flat, N6, 2024–2026)
- **Deviation:** -9.6%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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, Junction Road, N19 | £2,200/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-506/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.4%

*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:** 52.9%
- **10y growth:** -38.5%

## House Price Index (HM Land Registry)

*Official index for Camden; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -6.6%
- **5y growth (index):** -3.7%
- **10y growth (index):** -1.7%

## 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

Last sold

£340,000 Jun 2011

Local average

£691,630 (-9.6%)

Deprivation

Decile 7 (20,687 of 33,755)

Street crime

900 incidents within 1 mile (Jun 2026)

Key features

Two Bedrooms
Reception Room
Kitchen
Communal Gardens
Off-Street Parking
Superb Location

Additional details

Parking: Yes

Description

A delightful two bedroom flat with a generous reception room, good natural light and wooden flooring. The building benefits from off-street parking and a communal garden to the rear.

Located in this highly sough after position, moments from the shops, café society and the open spaces of Parliament Hill & Hampstead Heath, there is also a frequent bus terminus close to hand.

Tenure: Leasehold Lease Years Remaining: 132
Service Charge: £1,250 (Yearly)
Annual Ground Rent: £0
Council Tax Band: D

Listed by

Highgate

Dexters

Reference: 90816183

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~553 m² (0.14 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£625,000	+83.8%
Sold	07/06/2011 (15 years ago)	£340,000	—

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
BROOKFIELD FLAT 18 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS	£1,840,000	31/07/2025	Flat
Same street 12 GARAGE AT THE BACK SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS	£35,000	26/03/2025	Other
Same street 20 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS	£1,850,000	14/02/2024	Detached
29 FLAT 3 CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EL	£492,500	01/12/2023	Flat
HIGHCROFT, 170 FLAT 10 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£1,150,000	24/11/2023	Flat
HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£575,000	27/10/2023	Flat
BROOKFIELD FLAT 39 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AT	£1,615,000	15/08/2023	Flat
WEST HILL COURT FLAT 33 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ	£1,185,000	15/05/2023	Flat
WEST HILL COURT FLAT 17 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ	£1,800,000	24/04/2023	Flat
Same street 10 FLAT 4 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS	£575,000	13/04/2023	Flat
Same street 10 FLAT 1 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS	£437,500	14/02/2023	Flat
WEST HILL COURT FLAT 22 MILLFIELD LANE, LONDON, CAMDEN, GREATER LONDON, N6 6JJ	£1,270,000	28/10/2022	Flat
3 FLAT 2 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6JS	£446,000	28/10/2022	Flat
25 ST ALBANS VILLAS, LONDON, CAMDEN, GREATER LONDON, NW5 1QU	£917,000	20/10/2022	Flat
SONNY HEIGHTS EAST, 3 FLAT 3 SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QX	£815,000	30/09/2022	Flat
11 FIRST FLOOR FLAT CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EL	£645,000	22/09/2022	Flat
14 CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EH	£4,400,000	15/08/2022	Flat
Same street 8A SWAINS LANE, LONDON, CAMDEN, GREATER LONDON, N6 6QS	£706,000	05/08/2022	Flat
BROOKFIELD FLAT 51 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AT	£1,973,000	05/07/2022	Flat
OAK COURT 4A ST ALBANS VILLAS, LONDON, CAMDEN, GREATER LONDON, NW5 1QU	£880,000	01/07/2022	Flat
44C CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EN	£520,000	30/05/2022	Flat
HIGHCROFT, 170 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£604,000	11/05/2022	Flat
HIGHCROFT, 170 FLAT 3 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£575,000	10/03/2022	Flat
BROOKFIELD FLAT 19 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS	£1,567,000	29/11/2021	Flat
BROOKFIELD FLAT 5 HIGHGATE WEST HILL, LONDON, CAMDEN, GREATER LONDON, N6 6AS	£1,770,000	19/11/2021	Flat

Street average: £720,700 (5 sales)

Area average: £1,251,975 (20 sales)

Capital growth trend

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

5y growth 52.9%

10y growth -38.5%

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

1y (index) -6.6%

5y (index) -3.7%

10y (index) -1.7%

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N6 6QS

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Shop	Meg's News	0.0 miles
Bus stop	Swains Lane	0.0 miles
Bus stop	Parliament Hill Fields	0.1 miles
Train station	Gospel Oak	0.4 miles
Train station	Tufnell Park	0.6 miles
University	Central Belsize Square	1.3 miles
University	LBS Behaviour Lab	2.6 miles
Hospital	Sleep & Health Clinic	2.7 miles
Hospital	Proton International @ UCLH	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	215
Anti-social behaviour	203
Shoplifting	130
Vehicle crime	76
Other theft	57
Public order	55
Theft from the person	47
Burglary	42
Robbery	27
Drugs	24
Bicycle theft	11
Other crime	7
Possession of weapons	6
Total incidents	900

Within 1 mile during Jun 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
La Sainte Union Catholic Secondary School	Secondary	0.1 miles	— (Inspected (no overall grade))
William Ellis School	Secondary	0.2 miles	— (Inspected (no overall grade))
Parliament Hill School	Secondary	0.2 miles	Outstanding — 7 Jul 2024
Brookfield Primary School	Primary	0.3 miles	Good — 25 Jun 2014
Wildwood Nature School	Other	0.3 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
2 Bed Flat, Junction Road, N19	£2,200/mo	2	0.53 miles	OpenRent

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 4.2%

Cost-to-rent ratio 23.7×

Monthly cashflow £-506/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.4%

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).