Sold Flat

95A

FERNHEAD ROAD, LONDON, GREATER LONDON W9 3EA

1 beds Listed 17 Mar 2026 (-125d)

£390,000

Guide Price

Save

# 1 bedroom flat for sale (W9 3EA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 95A, FERNHEAD ROAD, LONDON, GREATER LONDON W9 3EA |
| Price | £390,000 |
| Bedrooms | 1 |
| Council tax | C |
| Last sold | £517,000 Aug 2025 |

## Description

**For sale by Online Auction - 29th of April 2026 .**

Ground floor flat with planning permission to extend, providing 2 bedrooms (1 with en-suite), bathroom, dining room and open plan kitchen living room opening up onto the garden. The property further benefits from planning for to erect an outbuilding in the garden to a home office/gym. This is ideal for investment with good links to Queens Park Station and Westbourne Park. More information is available in the legal pack.

GROUP VIEWING - THURSDAY 9TH APRIL AT 3PM - PLEASE CALL THE OFFICE TO ATTEND

GROUP VIEWING - THURSDAY 16TH APRIL AT 3PM - PLEASE CALL THE OFFICE TO ATTEND

GROUP VIEWING - TUESDAY 21ST APRIL AT 2PM - PLEASE CALL THE OFFICE TO ATTEND

Tenure

Leasehold

**** **Terms**

**Legal Pack**

To review the legal documents and to view the auction information click on the buttons at the bottom of this advert or visit our website tcpa.co.uk

**UNCONDITIONAL LOT** Exchange and administration fee information:  (plus fees)

Buyers Administration Fee Applies upon the fall of the hammer, the Purchaser shall pay a 10% deposit (subject to minimum of £5,000, whichever is the greater) and a Buyers Administration Fee of £1500 + VAT and contracts are exchanged. The purchaser is legally bound to buy and the vendor is legally bound to sell the Property/Lot. The auction conditions require a full legal completion 28 days following the auction (unless otherwise stated in the legal pack or on the sales details).

In addition to the purchase price, buyers may be required to pay additional fees, costs and charges - please refer to the legal pack.

**Registration Process**

To register to bid on the property, find the property on the Town & Country Property Auctions website. Click onto the property, follow the link to “Log in/ register to bid”. You will then be directed to create an auction passport account with our online-bidding platform provider Essential Information Group.

****

## Property Photos

- ![Photo](/listings/photos/173398073/224812)
- ![Photo](/listings/photos/173398073/224813)
- ![Photo](/listings/photos/173398073/224814)
- ![Photo](/listings/photos/173398073/224815)
- ![Photo](/listings/photos/173398073/224816)
- ![Photo](/listings/photos/173398073/224817)
- ![Photo](/listings/photos/173398073/224818)
- ![Photo](/listings/photos/173398073/224819)
- ![Photo](/listings/photos/173398073/224820)

## EPC Graphs

- ![EPC 1](/listings/photos/173398073/224821) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 95A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA | £517,000 | 05/08/2025 | 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 |
|---------|-------|------|------|
| 5 SECOND FLOOR FLAT C MACROOM ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HY | £795,000 | 15/12/2025 | Flat |
| 38C SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HR | £575,000 | 12/12/2025 | Flat |
| 32 LOWER MAISONETTE LYDFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3LX | £765,000 | 05/12/2025 | Flat |
| 166A PORTNALL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BQ | £830,000 | 28/11/2025 | Flat |
| 151A ASHMORE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3DA | £475,000 | 23/10/2025 | Flat |
| 170A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EL | £758,000 | 12/08/2025 | Flat |
| SIMON COURT, 16 FLAT 21 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA | £400,000 | 31/07/2025 | Flat |
| 23 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH | £425,000 | 19/06/2025 | Flat |
| 99 FLAT C FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA | £365,150 | 10/06/2025 | Flat |
| 3 FLAT 3 FORDINGLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HE | £685,000 | 28/05/2025 | Flat |
| 116 ASHMORE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3DQ | £475,000 | 28/03/2025 | Flat |
| 99 FLAT B FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA | £382,500 | 21/02/2025 | Flat |
| 99 FLAT A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA | £372,400 | 09/12/2024 | Flat |
| 15 FIRST FLOOR FLAT BRADISTON ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HN | £437,500 | 24/06/2024 | Flat |
| 11 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH | £425,000 | 15/12/2023 | Flat |
| 301 SECOND FLOOR FLAT SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JL | £475,000 | 17/11/2023 | Flat |
| SIMON COURT, 16 FLAT 8 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA | £465,000 | 27/10/2023 | Flat |
| 186 FLAT B FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EL | £620,000 | 29/09/2023 | Flat |
| FLAT C, 264 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JQ | £446,500 | 14/09/2023 | Flat |
| 101 GROUND FLOOR FLAT FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA | £580,000 | 16/08/2023 | Flat |

**Area average:** £537,603 (20 sales)

## Price vs local average

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

- **Local average:** £780,335 (117 Flat, W9, 2024–2026)
- **Deviation:** -50%

## Rental Range

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

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £494/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 |
|------|------|------|------|------|
| 1 Bed Flat, Fernhead Road, W9 | £2,250/mo | 1 | 0.08 miles | OpenRent |
| 1 Bed Flat, Ashmore Road, W9 | £2,244/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Fernhead Road, W9 | £1,395/mo | 1 | 0.28 miles | OpenRent |

**Average rent: £1,963/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £280,500
- **Target investor price (1%):** £224,400

*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 £2,244/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £459/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.9%

*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:** 0.7%
- **10y growth:** 5.9%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

LEASEHOLD

Council tax band

Last sold

£517,000 Aug 2025

Local average

£780,335 (-50%)

Deprivation

Decile 3 (8,683 of 33,755)

Street crime

1659 incidents within 1 mile (May 2026)

Key features

Planning to extend and turn into a 2 bedroom
Planning to add a separate office/gym in the garden
Ground floor flat
Ideal Investment
Full renovation needed

Additional details

Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

For sale by Online Auction - 29th of April 2026 .

Ground floor flat with planning permission to extend, providing 2 bedrooms (1 with en-suite), bathroom, dining room and open plan kitchen living room opening up onto the garden. The property further benefits from planning for to erect an outbuilding in the garden to a home office/gym. This is ideal for investment with good links to Queens Park Station and Westbourne Park. More information is available in the legal pack.

GROUP VIEWING - THURSDAY 9TH APRIL AT 3PM - PLEASE CALL THE OFFICE TO ATTEND

GROUP VIEWING - THURSDAY 16TH APRIL AT 3PM - PLEASE CALL THE OFFICE TO ATTEND

GROUP VIEWING - TUESDAY 21ST APRIL AT 2PM - PLEASE CALL THE OFFICE TO ATTEND

Tenure
Leasehold

** Terms

Legal Pack

To review the legal documents and to view the auction information click on the buttons at the bottom of this advert or visit our website tcpa.co.uk

UNCONDITIONAL LOT Exchange and administration fee information: (plus fees)
Buyers Administration Fee Applies upon the fall of the hammer, the Purchaser shall pay a 10% deposit (subject to minimum of £5,000, whichever is the greater) and a Buyers Administration Fee of £1500 + VAT and contracts are exchanged. The purchaser is legally bound to buy and the vendor is legally bound to sell the Property/Lot. The auction conditions require a full legal completion 28 days following the auction (unless otherwise stated in the legal pack or on the sales details).
In addition to the purchase price, buyers may be required to pay additional fees, costs and charges - please refer to the legal pack.

Registration Process
To register to bid on the property, find the property on the Town & Country Property Auctions website. Click onto the property, follow the link to “Log in/ register to bid”. You will then be directed to create an auction passport account with our online-bidding platform provider Essential Information Group.

**

Listed by

London

Town and Country Capital Limited

Reference: 173398073

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	05/08/2025 (11 months ago)	£517,000	—

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
5 SECOND FLOOR FLAT C MACROOM ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HY	£795,000	15/12/2025	Flat
38C SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HR	£575,000	12/12/2025	Flat
32 LOWER MAISONETTE LYDFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3LX	£765,000	05/12/2025	Flat
166A PORTNALL ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BQ	£830,000	28/11/2025	Flat
151A ASHMORE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3DA	£475,000	23/10/2025	Flat
170A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EL	£758,000	12/08/2025	Flat
SIMON COURT, 16 FLAT 21 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA	£400,000	31/07/2025	Flat
23 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH	£425,000	19/06/2025	Flat
99 FLAT C FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA	£365,150	10/06/2025	Flat
3 FLAT 3 FORDINGLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HE	£685,000	28/05/2025	Flat
116 ASHMORE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3DQ	£475,000	28/03/2025	Flat
99 FLAT B FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA	£382,500	21/02/2025	Flat
99 FLAT A FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA	£372,400	09/12/2024	Flat
15 FIRST FLOOR FLAT BRADISTON ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HN	£437,500	24/06/2024	Flat
11 SECOND FLOOR FLAT CROXLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3HH	£425,000	15/12/2023	Flat
301 SECOND FLOOR FLAT SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JL	£475,000	17/11/2023	Flat
SIMON COURT, 16 FLAT 8 SALTRAM CRESCENT, MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JA	£465,000	27/10/2023	Flat
186 FLAT B FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EL	£620,000	29/09/2023	Flat
FLAT C, 264 SHIRLAND ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3JQ	£446,500	14/09/2023	Flat
101 GROUND FLOOR FLAT FERNHEAD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3EA	£580,000	16/08/2023	Flat

Area average: £537,603 (20 sales)

Capital growth trend

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

5y growth 0.7%

10y growth 5.9%

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

1y (index) -20.1%

5y (index) -23.5%

10y (index) -22%

Rental Range

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

Low £2,847/mo

Realistic £3,163/mo

Optimistic £3,479/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Lincoln: £494/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 3EA

Nearby

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

Type	Name	Distance
Bus stop	Fordingley Road	0.0 miles
Shop	Rose Food& Wine	0.1 miles
Bus stop	Shirland Road / Fernhead Road	0.1 miles
Shop	Mozart Dairy	0.2 miles
University	Kennet West Skills Centre	0.3 miles
Train station	Queen's Park	0.4 miles
Train station	Kilburn Park	0.5 miles
University	Scale Space White City	1.4 miles
Hospital	The Portland Hospital	2.5 miles
Hospital	Sleep & Health Clinic	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	469
Violence and sexual offences	347
Shoplifting	231
Other theft	144
Vehicle crime	101
Burglary	77
Public order	75
Drugs	61
Theft from the person	49
Robbery	41
Bicycle theft	28
Possession of weapons	16
Other crime	14
Criminal damage and arson	6
Total incidents	1659

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
Dorothy Gardner Nursery School	Nursery	0.0 miles	Good — 13 Jul 2022
Mary Paterson Nursery School	Nursery	0.1 miles	Outstanding — 20 Mar 2013
Maida Vale School	Other	0.1 miles	— (No rating)
Carlton Vale Infant School	Primary	0.2 miles	Good — 18 Sep 2023
The Kilburn Park School Foundation	Primary	0.2 miles	Good — 24 Nov 2019

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
1 Bed Flat, Fernhead Road, W9	£2,250/mo	1	0.08 miles	OpenRent
1 Bed Flat, Ashmore Road, W9	£2,244/mo	1	0.22 miles	OpenRent
Studio Flat, Fernhead Road, W9	£1,395/mo	1	0.28 miles	OpenRent

Average rent: £1,963/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.1% gross yield avg £428,150 sale, £1,823/mo rent

Rent ratio 0.58%

Max investor price (0.8%) £280,500

Target investor price (1%) £224,400

Gross yield 6.9%

Cost-to-rent ratio 14.5×

Monthly cashflow £459/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.9%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).