# 2 bedroom flat for sale (NW7 3QR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 MILLWAY, LONDON, GREATER LONDON NW7 3QR |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 66 m² |
| Last sold | £435,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 21/04/2035
- **Current heating cost:** £601/year
- **Est. upgrade cost to C:** £14,000

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6335-5524-9400-0312-9222)

## Description

SHARE OF FREEHOLD Recently decorated spacious 2 double bedroom  ground floor private garden flat. 

Located just a stone’s throw from Mill Hill Broadway, this  generously sized flat  offers an excellent opportunity for first-time buyers or investors. The bright, and airy fully equipped  kitchen is separate to a large living room which flows directly to a large private garden, perfect for relaxation or entertaining.

The flat features a spacious main bedroom, a further double bedroom and a family bathroom. With  private off street parking and  being chain-free, this property provides both convenience and comfort. Mill Hill Broadway’s shops, cafes, and transport links are just a short walk away, making this an ideal location. Sole Agent. CHAIN FREE!

## Property Photos

- ![d8807e79-1afd-4857-ad8c-f5081cebf461.jpg](/listings/photos/163602374/867896) - d8807e79-1afd-4857-ad8c-f5081cebf461.jpg
- ![25 Millway Dining .jpeg](/listings/photos/163602374/867899) - 25 Millway Dining .jpeg
- ![869763c4-e715-4b3a-9ef5-c9603b71d54b.jpg](/listings/photos/163602374/867900) - 869763c4-e715-4b3a-9ef5-c9603b71d54b.jpg
- ![25 m bed.jpeg](/listings/photos/163602374/867904) - 25 m bed.jpeg
- ![25 m lounge .jpeg](/listings/photos/163602374/867915) - 25 m lounge .jpeg
- ![e74251e7-b2c1-4893-89b6-db312e152546.jpg](/listings/photos/163602374/867919) - e74251e7-b2c1-4893-89b6-db312e152546.jpg
- ![25m fo.jpeg](/listings/photos/163602374/867923) - 25m fo.jpeg
- ![bedroom .jpeg](/listings/photos/163602374/867926) - bedroom .jpeg
- ![df89feb3-3832-4392-8045-a789da0dbdc5.jpg](/listings/photos/163602374/867929) - df89feb3-3832-4392-8045-a789da0dbdc5.jpg
- ![garden .jpeg](/listings/photos/163602374/867933) - garden .jpeg

## Floorplans

- ![-684afac128e5e-1310151.jpg](/listings/photos/163602374/867936) - -684afac128e5e-1310151.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/163602374/867939) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £435,000 | 22/12/2025 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BROADWAY HOUSE FLAT 3A THE BROADWAY, LONDON, BARNET, GREATER LONDON, NW7 3LJ | £240,000 | 01/12/2023 | Flat |
| 26A HALE GROVE GARDENS, LONDON, BARNET, GREATER LONDON, NW7 3LP | £200,000 | 26/07/2023 | Flat |
| [Same street] 19 MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £750,000 | 22/06/2023 | Semi-detached |
| [Same street] 47 MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £60,000 | 07/07/2022 | Other |
| WAVERTREE COURT, 66B FLAT 1 THE BROADWAY, LONDON, BARNET, GREATER LONDON, NW7 3TE | £390,000 | 07/07/2022 | Flat |
| [Same street] 5 FLAT 2 MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £420,000 | 10/06/2022 | Flat |
| 22A LANGLEY PARK, LONDON, BARNET, GREATER LONDON, NW7 2AA | £120,000 | 01/04/2022 | Flat |
| WAVERTREE COURT, 66B FLAT 2 THE BROADWAY, LONDON, BARNET, GREATER LONDON, NW7 3TE | £445,000 | 09/02/2022 | Flat |
| [Same street] 3 MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £770,000 | 12/01/2022 | Semi-detached |
| 25C THE BROADWAY, LONDON, BARNET, GREATER LONDON, NW7 3DA | £205,000 | 07/01/2022 | Flat |
| [Same street] 1 FLAT B MILLWAY, LONDON, BARNET, GREATER LONDON, NW7 3QR | £448,000 | 29/09/2021 | Flat |
| 15A BROCKENHURST GARDENS, LONDON, BARNET, GREATER LONDON, NW7 2JY | £385,000 | 13/08/2021 | Flat |

**Street average:** £489,600 (5 sales)
**Area average:** £283,571 (7 sales)

## Price vs local average

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

- **Local average:** £447,242 (31 Flat, NW7, 2024–2026)
- **Deviation:** +0.6%

## Rental Range

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

- **Low:** £1,745/mo
- **Realistic:** £1,939/mo
- **Optimistic:** £2,133/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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, Marchant Close, NW7 | £1,750/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** £6,818/m²

## Capital growth trend

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

- **5y growth:** -5.6%
- **10y growth:** -7.2%

## 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)