Sold Flat

FLAT 1

25 BIRKBECK ROAD, LONDON, GREATER LONDON W3 6BQ

2 beds 1 baths 753 sq ft Listed 11 May 2018 (-2952d)

£600,000

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# 2 bedroom apartment for sale (W3 6BQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 25 BIRKBECK ROAD, LONDON, GREATER LONDON W3 6BQ |
| Price | £600,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 70 m² |
| Last sold | £580,000 Feb 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £317/year
- **Est. upgrade cost to C:** £10,010

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£10)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0055-2869-7920-9428-9655)

## Description

**** **** A vast expanse of lateral space, measuring approx. 815 sq ft,  contained within this beautiful backdrop of style and modernity making this two bedroom, two bathroom ground floor, garden apartment an exceptional living and entertaining environment.

Set just off Acton's fashionable Churchfield Rd, this home benefits from a long lease and share of freehold.  The apartment has been cleverly designed to accentuate the light and space on offer, making it an ideal choice for family and professional buyers.

Clever, thoughtful design is set off by some beautiful design touches. Engineered wood flooring, deep-pile carpets, luxury kitchen, high quality finishing throughout and discreet lighting ensures this home rises above contemporaries in the pursuit to create a modern, stylish living environment.

Within a moment's walk to Acton Central station, with a regular service westbound to Richmond and eastbound towards Central London.

Acton Main Line station, a 'Crossrail' appointed station is nearby and you are also walking distance to Acton Town station (Piccadilly and District lines).

In the heart of Churchfield Rd, a road famed for its neighbourhood appeal and variety of local amenities with a great mix of independent traders and specialist offerings.  The area is also set to benefit from the general redevelopment of the nearby Oaks Shopping Centre to further enhance its status as a place to live and visit.

Offered chain free to the market please call Go View London on 020 8992 0333 for your private viewing appointment.

## Property Photos

- ![Photo](/listings/photos/65295964/536192)
- ![Photo](/listings/photos/65295964/536194)
- ![Photo](/listings/photos/65295964/536196)
- ![Photo](/listings/photos/65295964/536198)
- ![Photo](/listings/photos/65295964/536209)
- ![Photo](/listings/photos/65295964/536222)
- ![Photo](/listings/photos/65295964/536229)
- ![Photo](/listings/photos/65295964/536235)
- ![Photo](/listings/photos/65295964/536240)
- ![Photo](/listings/photos/65295964/536250)

## Floorplans

- ![Floorplan 1](/listings/photos/65295964/536256) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/65295964/536262) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £580,000 | 24/02/2021 | Flat |
| 25 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £580,000 | 04/10/2018 | 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 |
|---------|-------|------|------|
| 20 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG | £733,000 | 19/01/2026 | Flat |
| 3 FLAT 3 ALFRED ROAD, LONDON, EALING, GREATER LONDON, W3 6LH | £320,000 | 02/12/2025 | Flat |
| [Same street] 39 FLAT B BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £496,000 | 28/11/2025 | Flat |
| 29 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR | £607,495 | 10/10/2025 | Flat |
| BRYANT COURT, 278 FLAT 16 THE VALE, LONDON, EALING, GREATER LONDON, W3 7QB | £330,000 | 06/12/2023 | Flat |
| 17 GOLDSMITH ROAD, LONDON, EALING, GREATER LONDON, W3 6PX | £470,000 | 06/11/2023 | Flat |
| 18B MILTON ROAD, LONDON, EALING, GREATER LONDON, W3 6QA | £480,000 | 27/10/2023 | Flat |
| 3 FLAT A PERRYN ROAD, LONDON, EALING, GREATER LONDON, W3 7LR | £615,000 | 03/10/2023 | Flat |
| [Same street] 50 FLAT 4 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £319,950 | 25/08/2023 | Flat |
| 30D BURLINGTON GARDENS, LONDON, EALING, GREATER LONDON, W3 6BA | £360,000 | 09/05/2023 | Flat |
| 22 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG | £455,000 | 11/04/2023 | Flat |
| 10 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG | £525,000 | 15/03/2023 | Flat |
| 47 CROMWELL CLOSE, LONDON, EALING, GREATER LONDON, W3 6BN | £300,000 | 10/01/2023 | Flat |
| 41A GROVE ROAD, ACTON, LONDON, EALING, GREATER LONDON, W3 6AN | £470,000 | 19/12/2022 | Flat |
| 37 MYRTLE ROAD, LONDON, EALING, GREATER LONDON, W3 6DY | £445,000 | 16/12/2022 | Flat |
| 51A CHURCHFIELD ROAD, LONDON, EALING, GREATER LONDON, W3 6AY | £417,000 | 06/12/2022 | Flat |
| 34 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR | £699,950 | 25/11/2022 | Flat |
| 34 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR | £610,000 | 04/11/2022 | Flat |
| 9 FLAT 2 ALFRED ROAD, LONDON, EALING, GREATER LONDON, W3 6LH | £395,000 | 28/10/2022 | Flat |
| [Same street] 39 FLAT B BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £509,000 | 24/10/2022 | Flat |
| 27A FIRST FLOOR FLAT SHAKESPEARE ROAD, ACTON, LONDON, EALING, GREATER LONDON, W3 6SF | £517,500 | 30/09/2022 | Flat |
| 34A CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR | £625,000 | 30/09/2022 | Flat |
| BRYANT COURT, 278 FLAT 22 THE VALE, LONDON, EALING, GREATER LONDON, W3 7QB | £270,000 | 23/09/2022 | Flat |
| [Same street] 38 FLAT 5 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £345,000 | 26/11/2021 | Flat |
| [Same street] 32 GROUND FLOOR FLAT BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £573,822 | 06/09/2021 | Flat |
| [Same street] FLAT A, 28 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £500,000 | 15/07/2021 | Flat |
| [Same street] 25 FLAT 2 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ | £416,000 | 29/06/2021 | Flat |

**Street average:** £451,396 (7 sales)
**Area average:** £482,247 (20 sales)

## Price vs local average

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

- **Local average:** £434,612 (99 Flat, W3, 2024–2026)
- **Deviation:** +38.1%

## Rental Range

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

- **Low:** £1,851/mo
- **Realistic:** £2,057/mo
- **Optimistic:** £2,263/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £823/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, Coopers Court, W3 | £2,000/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Beechwood Grove, W3 | £2,300/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £2,150/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.3×
- **Monthly cashflow:** £-453/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.1%

*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).*

## Price per Square Metre

- **£/m²:** £8,571/m²

## Capital growth trend

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

- **5y growth:** 9.2%
- **10y growth:** 19.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.8%
- **5y growth (index):** 0.3%
- **10y growth (index):** 4.7%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10

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Property details

Tenure

LEASEHOLD

Floor area

70 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£580,000 Feb 2021

Price per m²

£8,571/m²

Local average

£434,612 (+38.1%)

Deprivation

Decile 2 (5,515 of 33,755)

Street crime

728 incidents within 1 mile (Apr 2026)

Key features

TWO BEDROOM GARDEN FLAT
NEW CONVERSION
ONE OF ONLY THREE FLATS
LUXURY FINISH
999 YEAR LEASE
SHARE OF FREEHOLD

Additional details

Garden: Yes

Description

** ** A vast expanse of lateral space, measuring approx. 815 sq ft, contained within this beautiful backdrop of style and modernity making this two bedroom, two bathroom ground floor, garden apartment an exceptional living and entertaining environment.

Set just off Acton's fashionable Churchfield Rd, this home benefits from a long lease and share of freehold. The apartment has been cleverly designed to accentuate the light and space on offer, making it an ideal choice for family and professional buyers.

Clever, thoughtful design is set off by some beautiful design touches. Engineered wood flooring, deep-pile carpets, luxury kitchen, high quality finishing throughout and discreet lighting ensures this home rises above contemporaries in the pursuit to create a modern, stylish living environment.

Within a moment's walk to Acton Central station, with a regular service westbound to Richmond and eastbound towards Central London.
Acton Main Line station, a 'Crossrail' appointed station is nearby and you are also walking distance to Acton Town station (Piccadilly and District lines).

In the heart of Churchfield Rd, a road famed for its neighbourhood appeal and variety of local amenities with a great mix of independent traders and specialist offerings. The area is also set to benefit from the general redevelopment of the nearby Oaks Shopping Centre to further enhance its status as a place to live and visit.

Offered chain free to the market please call Go View London on 020 8992 0333 for your private viewing appointment.

Listed by

Ealing

Go View London

Reference: 65295964

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 21/02/2018

Current heating cost: £317/year

Potential heating cost: £234/year

Est. upgrade cost to C: £10,010

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£10)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

0% since 2018

Event	Date	Price	% change
Sold	24/02/2021 (5 years ago)	£580,000	0%
Sold	04/10/2018 (7 years ago)	£580,000	—

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
20 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG	£733,000	19/01/2026	Flat
3 FLAT 3 ALFRED ROAD, LONDON, EALING, GREATER LONDON, W3 6LH	£320,000	02/12/2025	Flat
Same street 39 FLAT B BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£496,000	28/11/2025	Flat
29 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR	£607,495	10/10/2025	Flat
BRYANT COURT, 278 FLAT 16 THE VALE, LONDON, EALING, GREATER LONDON, W3 7QB	£330,000	06/12/2023	Flat
17 GOLDSMITH ROAD, LONDON, EALING, GREATER LONDON, W3 6PX	£470,000	06/11/2023	Flat
18B MILTON ROAD, LONDON, EALING, GREATER LONDON, W3 6QA	£480,000	27/10/2023	Flat
3 FLAT A PERRYN ROAD, LONDON, EALING, GREATER LONDON, W3 7LR	£615,000	03/10/2023	Flat
Same street 50 FLAT 4 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£319,950	25/08/2023	Flat
30D BURLINGTON GARDENS, LONDON, EALING, GREATER LONDON, W3 6BA	£360,000	09/05/2023	Flat
22 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG	£455,000	11/04/2023	Flat
10 FLAT 1 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BG	£525,000	15/03/2023	Flat
47 CROMWELL CLOSE, LONDON, EALING, GREATER LONDON, W3 6BN	£300,000	10/01/2023	Flat
41A GROVE ROAD, ACTON, LONDON, EALING, GREATER LONDON, W3 6AN	£470,000	19/12/2022	Flat
37 MYRTLE ROAD, LONDON, EALING, GREATER LONDON, W3 6DY	£445,000	16/12/2022	Flat
51A CHURCHFIELD ROAD, LONDON, EALING, GREATER LONDON, W3 6AY	£417,000	06/12/2022	Flat
34 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR	£699,950	25/11/2022	Flat
34 CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR	£610,000	04/11/2022	Flat
9 FLAT 2 ALFRED ROAD, LONDON, EALING, GREATER LONDON, W3 6LH	£395,000	28/10/2022	Flat
Same street 39 FLAT B BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£509,000	24/10/2022	Flat
27A FIRST FLOOR FLAT SHAKESPEARE ROAD, ACTON, LONDON, EALING, GREATER LONDON, W3 6SF	£517,500	30/09/2022	Flat
34A CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR	£625,000	30/09/2022	Flat
BRYANT COURT, 278 FLAT 22 THE VALE, LONDON, EALING, GREATER LONDON, W3 7QB	£270,000	23/09/2022	Flat
Same street 38 FLAT 5 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£345,000	26/11/2021	Flat
Same street 32 GROUND FLOOR FLAT BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£573,822	06/09/2021	Flat
Same street FLAT A, 28 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£500,000	15/07/2021	Flat
Same street 25 FLAT 2 BIRKBECK ROAD, LONDON, EALING, GREATER LONDON, W3 6BQ	£416,000	29/06/2021	Flat

Street average: £451,396 (7 sales)

Area average: £482,247 (20 sales)

Capital growth trend

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

5y growth 9.2%

10y growth 19.6%

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

1y (index) -3.8%

5y (index) 0.3%

10y (index) 4.7%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 25 BIRKBECK ROAD LIMITED (11605028)

Rental Range

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

Low £1,851/mo

Realistic £2,057/mo

Optimistic £2,263/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for Bedford: £823/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W3 6BQ

Nearby

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

Type	Name	Distance
Shop	Paint	0.0 miles
Shop	Cloudy Vape	0.0 miles
Train station	Acton Central	0.1 miles
Bus stop	Acton Central Station	0.1 miles
Train station	Acton Main Line	0.6 miles
University	Richmond American University London	1.1 miles
University	Scale Space White City	1.8 miles
Hospital	Bridge Lane Health Centre	4.9 miles
Hospital	The Portland Hospital	5.3 miles

Street-level crime

Category	Count
Anti-social behaviour	195
Violence and sexual offences	185
Vehicle crime	78
Shoplifting	57
Public order	56
Other theft	46
Criminal damage and arson	30
Drugs	21
Burglary	18
Robbery	12
Bicycle theft	11
Possession of weapons	8
Theft from the person	7
Other crime	4
Total incidents	728

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
Ark Byron Primary Academy	Primary	0.1 miles	Good — 11 Dec 2018
Maples Nursery School and Children's Centre	Nursery	0.1 miles	Requires improvement — 13 Jul 2023
Derwentwater Primary School	Primary	0.3 miles	Good — 24 Jul 2019
Ark Priory Primary Academy	Primary	0.3 miles	Outstanding — 9 Jul 2015
Snowflake School	Other	0.4 miles	Good — 11 Jul 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
2 Bed Flat, Coopers Court, W3	£2,000/mo	2	0.35 miles	OpenRent
2 Bed Flat, Beechwood Grove, W3	£2,300/mo	2	0.48 miles	OpenRent

Average rent: £2,150/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.36%

Max investor price (0.8%) £268,750

Target investor price (1%) £215,000

Gross yield 4.3%

Cost-to-rent ratio 23.3×

Monthly cashflow £-453/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.1%

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).

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