Sold STC Flat

Flat 27

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

1 beds 1 baths 39 m² Listed 11 Aug 2023 (-1074d)

£350,000

Offers Over

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# 1 bedroom flat for sale (NW11 7DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 27, WATERLOW COURT, HEATH CLOSE, LONDON, GREATER LONDON NW11 7DT |
| Price | £350,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £315,000 Feb 2024 |

## Description

This spacious property boasts a separate kitchen and living room and a double bedroom. This characterful property offers neutral décor throughout and a solid wooden kitchen with ample unit space and integrated appliances.

Waterlow Court, Heath Close, NW11 is ideally located within close proximity to the diverse organic markets and artisan cafes, local craft beer pubs and breweries, delis and small restaurants along Finchley Road and is also walking distance to Golders Green Underground Station.

For further information or to book a viewing contact our sales team TODAY!

Annual Service Charge: £3,060

Annual Ground Rent: £40

Lease Length: 951 Years remaining - Share of freehold

EPC rating: D

Council Tax Band: C

Local Authority: London Borough of Barnet

## Property Photos

- ![Photo](/listings/photos/138563318/1039708)
- ![Photo](/listings/photos/138563318/1039709)
- ![Photo](/listings/photos/138563318/1039710)
- ![Photo](/listings/photos/138563318/1039711)
- ![Photo](/listings/photos/138563318/1039712)
- ![Photo](/listings/photos/138563318/1039713)
- ![Photo](/listings/photos/138563318/1039714)
- ![Photo](/listings/photos/138563318/1039715)
- ![Photo](/listings/photos/138563318/1039716)

## Floorplans

- ![Waterlow Court.gif](/listings/photos/138563318/1039717) - Waterlow Court.gif

## EPC Graphs

- ![EE Rating](/listings/photos/138563318/1039718) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATERLOW COURT FLAT 27 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £315,000 | 26/02/2024 | Flat |
| WATERLOW COURT FLAT 27 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £90,500 | 04/05/1999 | 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 |
|---------|-------|------|------|
| 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 |
| WEST HEATH COURT FLAT 5 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RE | £600,000 | 15/07/2025 | 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 |
| WATERLOW COURT FLAT 32 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £450,000 | 13/05/2024 | Flat |
| 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 |
| WATERLOW COURT FLAT 34 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £342,500 | 03/11/2023 | Flat |
| ROTHERWICK COURT 1 ROTHERWICK ROAD, LONDON, BARNET, GREATER LONDON, NW11 7DE | £825,000 | 07/08/2023 | Flat |
| 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 |
| 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 |
| WATERLOW COURT FLAT 9 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £320,000 | 27/02/2023 | Flat |
| WATERLOW COURT FLAT 25 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT | £305,000 | 15/12/2022 | Flat |
| HEATHCROFT FLAT 76B HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL | £490,000 | 24/11/2022 | Flat |

**Area average:** £511,375 (20 sales)

## Price vs local average

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

- **Local average:** £587,782 (20 Flat, NW11, 2024–2026)
- **Deviation:** -40.5%

## Rental Range

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

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

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,436/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 |
|------|------|------|------|------|
| Studio Flat, Park Drive, NW11 | £2,750/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, West Heath Court, NW11 | £1,975/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, North End Road, NW11 | £1,450/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Rodborough Road, NW11 | £1,750/mo | 1 | 0.39 miles | OpenRent |
| Studio Flat, Hoop Lane, NW11 | £1,399/mo | 1 | 0.4 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,500/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.44 miles | OpenRent |
| Studio Flat, London, NW11 | £2,800/mo | 1 | 0.44 miles | OpenRent |

**Average rent: £2,345/mo (36 listings)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.7×
- **Monthly cashflow:** £847/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10%

*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:** -33.8%
- **10y growth:** -45.8%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

39 m²

Council tax band

Last sold

£315,000 Feb 2024

Local average

£587,782 (-40.5%)

Deprivation

Decile 8 (23,859 of 33,755)

Street crime

328 incidents within 1 mile (May 2026)

Key features

Beautiful One Bed Apartment
Private and Highly Sought After Block
more photos and a floor plan coming soon
Picturesque Communal Gardens
Picturesque gardens
Close to Golders Green Station
Highly desirable block
Period Charm

Description

Set in this stunning nineteenth century development, a short walk away from Hampstead Heath and all the boutique shops, bars and restaurants along Finchley Road, is lovely one-bedroom, first floor apartment in Waterlow Court, Heath Close, NW11.

This spacious property boasts a separate kitchen and living room and a double bedroom. This characterful property offers neutral décor throughout and a solid wooden kitchen with ample unit space and integrated appliances.

Waterlow Court, Heath Close, NW11 is ideally located within close proximity to the diverse organic markets and artisan cafes, local craft beer pubs and breweries, delis and small restaurants along Finchley Road and is also walking distance to Golders Green Underground Station.

For further information or to book a viewing contact our sales team TODAY!

Annual Service Charge: £3,060
Annual Ground Rent: £40
Lease Length: 951 Years remaining - Share of freehold
EPC rating: D
Council Tax Band: C
Local Authority: London Borough of Barnet

Listed by

London

Charles Henry Peppiatt Ltd

Reference: 138563318

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 10, Waterlow Court, Heath Close, LONDON	70	78	43 m²	England and Wales: 1900-1929	Flat
Flat 10, Waterlow Court, Heath Close, LONDON	70	78	43 m²	England and Wales: 1900-1929	Flat
Flat 14 Waterlow Court, Heath Close, LONDON	51	70	37 m²	England and Wales: 1930-1949	Flat
Flat 16, Waterlow Court, Heath Close, LONDON	58	74	37 m²	England and Wales: 1900-1929	Flat
Flat 17, Waterlow Court, Heath Close, LONDON	63	76	42 m²	England and Wales: 1900-1929	Flat
Flat 18, Waterlow Court, Heath Close, LONDON	61	78	45 m²	England and Wales: 1900-1929	Flat
Flat 19 Waterlow Court, Heath Close, LONDON	67	81	56 m²	England and Wales: 1900-1929	Flat
Flat 2, Waterlow Court, Heath Close, LONDON	75	80	49 m²	England and Wales: 1900-1929	Flat
Flat 21 Waterlow Court, Heath Close, LONDON	21	68	47 m²	England and Wales: 1900-1929	Flat
Flat 22a, Waterlow Court, Heath Close, LONDON	55	78	40 m²	England and Wales: 1900-1929	Flat
Flat 23 Waterlow Court, Heath Close, LONDON	33	83	48 m²	England and Wales: 1900-1929	Flat
Flat 23/A Waterlow Court, Heath Close, LONDON	79	83	88 m²	England and Wales: 1900-1929	Flat
Flat 24 Waterlow Court, Heath Close, LONDON	50	73	85 m²	England and Wales: 1900-1929	Flat
Flat 24/A Waterlow Court, Heath Close, LONDON	69	80	97 m²	England and Wales: 1900-1929	Flat
Flat 25 Waterlow Court, Heath Close, London	57	58	34 m²	England and Wales: 1930-1949	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Waterlow Court.gif

EPC Graphs

EE Rating

Price history

248% since 1999

Event	Date	Price	% change
Sold	26/02/2024 (2 years ago)	£315,000	+248.1%
Sold	04/05/1999 (27 years ago)	£90,500	—

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
WEST HEATH COURT FLAT 5 NORTH END ROAD, LONDON, BARNET, GREATER LONDON, NW11 7RE	£600,000	15/07/2025	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
WATERLOW COURT FLAT 32 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT	£450,000	13/05/2024	Flat
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
WATERLOW COURT FLAT 34 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT	£342,500	03/11/2023	Flat
ROTHERWICK COURT 1 ROTHERWICK ROAD, LONDON, BARNET, GREATER LONDON, NW11 7DE	£825,000	07/08/2023	Flat
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
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
WATERLOW COURT FLAT 9 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT	£320,000	27/02/2023	Flat
WATERLOW COURT FLAT 25 HEATH CLOSE, LONDON, BARNET, GREATER LONDON, NW11 7DT	£305,000	15/12/2022	Flat
HEATHCROFT FLAT 76B HAMPSTEAD WAY, LONDON, BARNET, GREATER LONDON, NW11 7HL	£490,000	24/11/2022	Flat

Area average: £511,375 (20 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

Heath Close

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	0.2 miles
Shop	Art Barber Shop	0.2 miles
Shop	The Candy Box	0.2 miles
Train station	Brent Cross	1.1 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	88
Violence and sexual offences	75
Vehicle crime	36
Public order	34
Shoplifting	25
Burglary	20
Other theft	16
Drugs	14
Other crime	5
Robbery	5
Theft from the person	5
Bicycle theft	3
Possession of weapons	2
Total incidents	328

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
Rimon Jewish Primary School	Primary	0.7 miles	Good — 6 May 2014

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	0.2 miles	OpenRent
1 Bed Flat, West Heath Court, NW11	£1,975/mo	1	0.2 miles	OpenRent
1 Bed Flat, North End Road, NW11	£1,450/mo	1	0.27 miles	OpenRent
1 Bed Flat, Rodborough Road, NW11	£1,750/mo	1	0.39 miles	OpenRent
Studio Flat, Hoop Lane, NW11	£1,399/mo	1	0.4 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,500/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,800/mo	1	0.44 miles	OpenRent
Studio Flat, London, NW11	£2,800/mo	1	0.44 miles	OpenRent

Average rent: £2,345/mo (36 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 8.6%

Cost-to-rent ratio 11.7×

Monthly cashflow £847/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10%

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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