# 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- **Expiry date:** 23/03/2025 — **EXPIRED** (no longer valid for marketing or letting)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:** -6.6%
- **10y growth:** 7.9%

## 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)