Sold Flat

188A

KILBURN HIGH ROAD, LONDON, GREATER LONDON NW6 4JD

2 beds 62 m² Listed 15 Mar 2023 (-1234d)

£320,000

Guide Price

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# 2 bedroom flat for sale (NW6 4JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 188A, KILBURN HIGH ROAD, LONDON, GREATER LONDON NW6 4JD |
| Price | £320,000 |
| Bedrooms | 2 |
| Last sold | £175,000 Jan 2003 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 23/03/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £668/year
- **Est. upgrade cost to C:** £9,400

### Recommendations
- Q (£4,000 - £14,000)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8525-6027-6670-8354-8922)

## Description

**StrapLine**

Auction Sale - 28/03/2023

A two bedroom first floor flat, well located for the amenities and transport links of Kilburn, let on a nightly basis. Investment let at £50,370 per annum*

**Description**

A two bedroom first floor flat.

The property benefits from rear access.

*Let on a nightly basis for £138 per night. Savills have been informed there have been no vacancies in the last 12 months. Please refer to the legal pack for more information.

**Location**

Located on Kilburn High Road close to the turning for Kingsgate Place.

The property is located above a well established and busy local parade of shops.

Convenient to the popular cafes, shops, bars and restaurants of Kilburn.

Recreational amenities of Kilburn Grange Park, Queens Park and Paddington Recreation Ground are all easily accessible.

**Transport**

Kilburn High Road - London Overground

Kilburn Park - Bakerloo

Kilburn - Jubilee

**Tenancy**

Let on a nightly basis for £138 per night.

**Accommodation**

First Floor - Entrance Hallway, Two Bedrooms, Reception Room, Kitchen, Bathroom/WC.

## Property Photos

- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625041) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625042) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625043) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625044) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625045) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625046) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625047) - 188a Kilburn High Road, Kilburn, London, NW6 4JD
- ![188a Kilburn High Road, Kilburn, London, NW6 4JD](/listings/photos/132600374/1625048) - 188a Kilburn High Road, Kilburn, London, NW6 4JD

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 188A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £175,000 | 10/01/2003 | Flat |
| 188A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £295,000 | 08/01/2002 | Flat |
| 188A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £150,000 | 12/04/2001 | Flat |
| 188A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £100,000 | 12/04/2001 | 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 |
|---------|-------|------|------|
| 25 FIRST FLOOR FLAT KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £290,000 | 16/01/2026 | Flat |
| 25 LOWER GROUND FLOOR FLAT KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £400,000 | 19/12/2025 | Flat |
| 31 FLAT C KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £350,000 | 16/09/2025 | Flat |
| KINGSGATE HOUSE, 2 - 8 FLAT 24 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA | £415,000 | 14/07/2023 | Flat |
| KYLE HOUSE, 38 FLAT 15 PRIORY PARK ROAD, LONDON, BRENT, GREATER LONDON, NW6 7GZ | £470,000 | 20/06/2023 | Flat |
| 39 1 KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £725,000 | 12/05/2023 | Flat |
| 51B KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £375,000 | 09/05/2023 | Flat |
| 28C KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TB | £620,000 | 18/11/2022 | Flat |
| KINGSGATE HOUSE, 2 - 8 FLAT 29 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA | £305,000 | 20/10/2022 | Flat |
| 23B KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £490,000 | 26/09/2022 | Flat |
| KINGSGATE HOUSE, 2 - 8 FLAT 14 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA | £700,000 | 16/09/2022 | Flat |
| DAYNOR HOUSE FLAT 15 QUEX ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4PR | £295,000 | 09/08/2022 | Flat |
| 23A KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £540,000 | 07/07/2022 | Flat |
| KINGSGATE HOUSE, 2 - 8 FLAT 5 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA | £605,000 | 24/06/2022 | Flat |
| DAYNOR HOUSE FLAT 8 QUEX ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4PR | £450,000 | 21/06/2022 | Flat |
| 5E KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £506,000 | 18/05/2022 | Flat |
| GLENGALL HOUSE 3 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EN | £325,000 | 01/03/2022 | Flat |
| 48 FLAT 1 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EP | £655,000 | 09/12/2021 | Flat |
| 21A KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD | £460,000 | 22/10/2021 | Flat |
| ACADEMY COURT, 34 FLAT 26 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7FB | £590,000 | 29/09/2021 | Flat |

**Area average:** £478,300 (20 sales)

## Price vs local average

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

- **Local average:** £672,545 (174 Flat, NW6, 2024–2026)
- **Deviation:** -52.4%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,789/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, Private Garden, NW6 | £2,500/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Messina Avenue, NW6 | £2,300/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Bron Court, NW6 | £3,500/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £2,767/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (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:** 9.4%
- **Cost-to-rent:** 10.7×
- **Monthly cashflow:** £965/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.5%

*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:** £5,161/m²

## Capital growth trend

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

- **5y growth:** -7.8%
- **10y growth:** 6.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.4%
- **5y growth (index):** -3%
- **10y growth (index):** -6.4%

## 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

188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD 188a Kilburn High Road, Kilburn, London, NW6 4JD

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Property details

Listing category

Auction

Tenure

LEASEHOLD

Floor area

62 m²

EPC rating

Last sold

£175,000 Jan 2003

Price per m²

£5,161/m²

Local average

£672,545 (-52.4%)

Deprivation

Decile 1 (3,018 of 33,755)

Street crime

1303 incidents within 1 mile (May 2026)

Key features

Two bedroom first floor flat
Well located for the amenities of Kilburn
Long leasehold title
Investment let at £50,370 per annum*

Description

StrapLine
Auction Sale - 28/03/2023
A two bedroom first floor flat, well located for the amenities and transport links of Kilburn, let on a nightly basis. Investment let at £50,370 per annum*
Description
A two bedroom first floor flat.
The property benefits from rear access.
*Let on a nightly basis for £138 per night. Savills have been informed there have been no vacancies in the last 12 months. Please refer to the legal pack for more information.
Location
Located on Kilburn High Road close to the turning for Kingsgate Place.
The property is located above a well established and busy local parade of shops.
Convenient to the popular cafes, shops, bars and restaurants of Kilburn.
Recreational amenities of Kilburn Grange Park, Queens Park and Paddington Recreation Ground are all easily accessible.
Transport
Kilburn High Road - London Overground
Kilburn Park - Bakerloo
Kilburn - Jubilee
Tenancy
Let on a nightly basis for £138 per night.
Accommodation
First Floor - Entrance Hallway, Two Bedrooms, Reception Room, Kitchen, Bathroom/WC.

Listed by

London

Savills

Reference: 132600374

EPC Rating & Upgrade Cost

This certificate expired on 23/03/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: D

Inspection date: 24/03/2015

Expiry date: 23/03/2025 (expired)

Current heating cost: £668/year

Potential heating cost: £532/year

Est. upgrade cost to C: £9,400

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Upgrade heating controls (£350 - £450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

75% since 2001

Event	Date	Price	% change
Sold	10/01/2003 (23 years ago)	£175,000	-40.7%
Sold	08/01/2002 (24 years ago)	£295,000	+96.7%
Sold	12/04/2001 (25 years ago)	£150,000	+50%
Sold	12/04/2001 (25 years ago)	£100,000	—

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
25 FIRST FLOOR FLAT KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£290,000	16/01/2026	Flat
25 LOWER GROUND FLOOR FLAT KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£400,000	19/12/2025	Flat
31 FLAT C KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£350,000	16/09/2025	Flat
KINGSGATE HOUSE, 2 - 8 FLAT 24 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA	£415,000	14/07/2023	Flat
KYLE HOUSE, 38 FLAT 15 PRIORY PARK ROAD, LONDON, BRENT, GREATER LONDON, NW6 7GZ	£470,000	20/06/2023	Flat
39 1 KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£725,000	12/05/2023	Flat
51B KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£375,000	09/05/2023	Flat
28C KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TB	£620,000	18/11/2022	Flat
KINGSGATE HOUSE, 2 - 8 FLAT 29 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA	£305,000	20/10/2022	Flat
23B KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£490,000	26/09/2022	Flat
KINGSGATE HOUSE, 2 - 8 FLAT 14 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA	£700,000	16/09/2022	Flat
DAYNOR HOUSE FLAT 15 QUEX ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4PR	£295,000	09/08/2022	Flat
23A KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£540,000	07/07/2022	Flat
KINGSGATE HOUSE, 2 - 8 FLAT 5 KINGSGATE PLACE, LONDON, CAMDEN, GREATER LONDON, NW6 4TA	£605,000	24/06/2022	Flat
DAYNOR HOUSE FLAT 8 QUEX ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4PR	£450,000	21/06/2022	Flat
5E KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£506,000	18/05/2022	Flat
GLENGALL HOUSE 3 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EN	£325,000	01/03/2022	Flat
48 FLAT 1 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EP	£655,000	09/12/2021	Flat
21A KINGSGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4TD	£460,000	22/10/2021	Flat
ACADEMY COURT, 34 FLAT 26 GLENGALL ROAD, LONDON, BRENT, GREATER LONDON, NW6 7FB	£590,000	29/09/2021	Flat

Area average: £478,300 (20 sales)

Capital growth trend

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

5y growth -7.8%

10y growth 6.2%

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

1y (index) -3.4%

5y (index) -3%

10y (index) -6.4%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 188 KILBURN HIGH ROAD LIMITED (12106925)

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 4JD

Nearby

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

Type	Name	Distance
Shop	Laven Fruit Stall	0.0 miles
Bus stop	Priory Park Road	0.0 miles
Bus stop	Kingsgate Place	0.0 miles
Shop	Melody Hair & Beauty	0.1 miles
Train station	Kilburn High Road	0.3 miles
Train station	Brondesbury	0.4 miles
University	Kennet West Skills Centre	1.1 miles
University	Central Belsize Square	1.2 miles
Hospital	The Portland Hospital	2.6 miles
Hospital	Sleep & Health Clinic	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	356
Violence and sexual offences	246
Shoplifting	197
Other theft	130
Vehicle crime	72
Public order	63
Burglary	60
Theft from the person	53
Drugs	44
Robbery	41
Bicycle theft	17
Possession of weapons	11
Other crime	10
Criminal damage and arson	3
Total incidents	1303

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
Kilburn Grange School	Primary	0.0 miles	Good — 30 Jul 2018
St Eugene de Mazenod Roman Catholic Primary School	Primary	0.1 miles	Outstanding — 26 Nov 2023
St Mary's Kilburn Church of England Primary School	Primary	0.1 miles	Outstanding — 5 Oct 2023
Kingsgate Primary School	Primary	0.2 miles	Outstanding — 11 Dec 2023
Christ Church CofE Primary School	Primary	0.4 miles	Good — 21 May 2024

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, Private Garden, NW6	£2,500/mo	2	0.06 miles	OpenRent
2 Bed Flat, Messina Avenue, NW6	£2,300/mo	2	0.17 miles	OpenRent
2 Bed Flat, Bron Court, NW6	£3,500/mo	2	0.21 miles	OpenRent

Average rent: £2,767/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 0.2% gross yield avg £9,822,500 sale, £1,350/mo rent

Rent ratio 0.78%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 9.4%

Cost-to-rent ratio 10.7×

Monthly cashflow £965/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.5%

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).