# 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
- **Expiry date:** 20/02/2028
- **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 |
| 34A CHAUCER ROAD, LONDON, EALING, GREATER LONDON, W3 6DR | £625,000 | 30/09/2022 | Flat |
| 27A FIRST FLOOR FLAT SHAKESPEARE ROAD, ACTON, LONDON, EALING, GREATER LONDON, W3 6SF | £517,500 | 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:** 13.6%
- **10y growth:** 14.5%

## 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)