# 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, Dartmouth Park Road, NW5 | £3,000/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Fortess Road, NW5 | £2,350/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Penthouse, North Road, N6 | £3,300/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Flat, Archway Heights, N19 | £1,800/mo | 2 | 0.74 miles | OpenRent |

**Average rent: £2,613/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £334,375
- **Target investor price (1%):** £267,500

*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 £2,675/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.5×
- **Monthly cashflow:** £-79/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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).*

## 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)