For sale Flat

Agamemnon Road

West Hampstead, NW6 1DY

2 beds 1 baths Listed 1 Sep 2026 (-9d)

£650,000

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# 2 bedroom flat for sale (NW6 1DY)

## Property Details

| Key | Value |
|-----|-------|
| Address | Agamemnon Road, West Hampstead, NW6 1DY |
| Price | £650,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £645,000 |

## Description

Located on the prestigious Agamemnon Road, one of West Hampstead's renowned Greek Roads, this property enjoys a highly sought-after residential setting just moments from West End Lane's boutique shops, cafés, restaurants, and excellent transport links.

**Tenure:** Share Of Freehold **Lease Years Remaining:** 997

**Service Charge:** £1,789 (Yearly)

**Annual Ground Rent:** £0

**Council Tax Band:** D

## Property Photos

- ![Photo](/listings/photos/92604675/2145280)
- ![Photo](/listings/photos/92604675/2145281)
- ![Photo](/listings/photos/92604675/2145282)
- ![Photo](/listings/photos/92604675/2145283)
- ![Photo](/listings/photos/92604675/2145284)

## Floorplans

- ![Floorplan 1](/listings/photos/92604675/2145285) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/92604675/2145286) - EPC 1

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 FIRST FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA | £505,000 | 23/01/2026 | Flat |
| 104A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NF | £640,000 | 12/09/2025 | Flat |
| 54 GROUND FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1PZ | £375,000 | 03/02/2025 | Flat |
| 34 FLAT B GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £484,500 | 15/01/2025 | Flat |
| 70A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NJ | £625,000 | 22/08/2024 | Flat |
| 58C GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £623,000 | 12/07/2024 | Flat |
| 32 FLAT G GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £385,000 | 01/02/2024 | Flat |
| 33 FLAT 1 HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QD | £750,000 | 07/12/2023 | Flat |
| ST. ELMO MANSIONS 5 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HB | £645,000 | 02/10/2023 | Flat |
| 48 - 50 FLAT 1 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £488,281 | 27/09/2023 | Flat |
| 32 - 34 FLAT H GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £1,000,000 | 01/08/2023 | Flat |
| 39 FIRST FLOOR FLAT ACHILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DZ | £975,000 | 12/05/2023 | Flat |
| [Same street] 18 FLAT 1 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £610,000 | 31/03/2023 | Flat |
| 56 FLAT 4 ACHILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1EA | £445,501 | 02/12/2022 | Flat |
| 88 FLAT 2 HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA | £534,000 | 02/11/2022 | Flat |
| [Same street] 8 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £28,000 | 14/10/2022 | Other |
| 92 FIRST AND SECOND FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA | £865,000 | 05/10/2022 | Flat |
| 76B HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA | £560,000 | 30/09/2022 | Flat |
| 69 SECOND FLOOR FLAT GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1EP | £475,000 | 12/09/2022 | Flat |
| EDEN MANSIONS 6 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HE | £640,000 | 17/08/2022 | Flat |
| [Same street] 14D AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £412,500 | 29/06/2022 | Flat |
| 32 FLAT E GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG | £311,000 | 29/06/2022 | Flat |
| 110 FLAT A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NF | £500,000 | 23/06/2022 | Flat |
| [Same street] 8 FLAT 4 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £645,000 | 31/05/2022 | Flat |
| [Same street] 8 FLAT 3 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £645,000 | 27/05/2022 | Flat |
| [Same street] 8 FLAT 1 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £720,000 | 29/04/2022 | Flat |
| [Same street] 8 FLAT 2 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY | £700,000 | 11/02/2022 | Flat |

**Street average:** £537,214 (7 sales)
**Area average:** £591,314 (20 sales)

## Price vs local average

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

- **Local average:** £673,933 (175 Flat, NW6, 2024–2026)
- **Deviation:** -3.6%

## Rental Range

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

- **Low:** £2,520/mo
- **Realistic:** £2,800/mo
- **Optimistic:** £3,080/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, Fortune Green Road, NW6 | £2,800/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Weech Hall, NW6 | £2,100/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Inglewood Road, NW6 | £3,400/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Liddell Place, NW6 | £3,900/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Minister Road, NW2 | £2,600/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, West Hampstead, NW2 | £2,900/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £2,950/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-20/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*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).*

## Capital growth trend

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

- **5y growth:** -10%
- **10y growth:** 7.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -7.4%
- **5y growth (index):** 0.3%
- **10y growth (index):** 6.2%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Last sold

£645,000

Local average

£673,933 (-3.6%)

Deprivation

Decile 8 (24,138 of 33,755)

Street crime

1069 incidents within 1 mile (Jul 2026)

Key features

Two Bedrooms
Victorian Conversion
Share Of Freehold
Top Floor
Close To Station
Open Plan

Description

Elegant Victorian charm meets modern living in this exceptional two bedroom conversion, featuring open plan kitchen and impeccably designed interiors. Set on one of West Hampstead's prestigious Greek Roads with the added benefit of a share of freehold.

Located on the prestigious Agamemnon Road, one of West Hampstead's renowned Greek Roads, this property enjoys a highly sought-after residential setting just moments from West End Lane's boutique shops, cafés, restaurants, and excellent transport links.

Tenure: Share Of Freehold Lease Years Remaining: 997
Service Charge: £1,789 (Yearly)
Annual Ground Rent: £0
Council Tax Band: D

Listed by

West Hampstead

Dexters

Reference: 92604675

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~199 m² (0.05 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£650,000	—

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
80 FIRST FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA	£505,000	23/01/2026	Flat
104A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NF	£640,000	12/09/2025	Flat
54 GROUND FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1PZ	£375,000	03/02/2025	Flat
34 FLAT B GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£484,500	15/01/2025	Flat
70A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NJ	£625,000	22/08/2024	Flat
58C GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£623,000	12/07/2024	Flat
32 FLAT G GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£385,000	01/02/2024	Flat
33 FLAT 1 HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QD	£750,000	07/12/2023	Flat
ST. ELMO MANSIONS 5 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HB	£645,000	02/10/2023	Flat
48 - 50 FLAT 1 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£488,281	27/09/2023	Flat
32 - 34 FLAT H GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£1,000,000	01/08/2023	Flat
39 FIRST FLOOR FLAT ACHILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DZ	£975,000	12/05/2023	Flat
Same street 18 FLAT 1 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£610,000	31/03/2023	Flat
56 FLAT 4 ACHILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1EA	£445,501	02/12/2022	Flat
88 FLAT 2 HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA	£534,000	02/11/2022	Flat
Same street 8 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£28,000	14/10/2022	Other
92 FIRST AND SECOND FLOOR FLAT HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA	£865,000	05/10/2022	Flat
76B HILLFIELD ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1QA	£560,000	30/09/2022	Flat
69 SECOND FLOOR FLAT GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1EP	£475,000	12/09/2022	Flat
EDEN MANSIONS 6 GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HE	£640,000	17/08/2022	Flat
Same street 14D AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£412,500	29/06/2022	Flat
32 FLAT E GONDAR GARDENS, WEST HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HG	£311,000	29/06/2022	Flat
110 FLAT A MILL LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1NF	£500,000	23/06/2022	Flat
Same street 8 FLAT 4 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£645,000	31/05/2022	Flat
Same street 8 FLAT 3 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£645,000	27/05/2022	Flat
Same street 8 FLAT 1 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£720,000	29/04/2022	Flat
Same street 8 FLAT 2 AGAMEMNON ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1DY	£700,000	11/02/2022	Flat

Street average: £537,214 (7 sales)

Area average: £591,314 (20 sales)

Capital growth trend

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

5y growth -10%

10y growth 7.9%

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

1y (index) -7.4%

5y (index) 0.3%

10y (index) 6.2%

Rental Range

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

Low £2,520/mo

Realistic £2,800/mo

Optimistic £3,080/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 1DY

Address

15 Agamemnon Road

Nearby

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

Type	Name	Distance
Shop	Prestige	0.1 miles
Shop	Dionysus Wines	0.1 miles
Bus stop	Hillfield Road	0.1 miles
Train station	West Hampstead Thameslink	0.4 miles
Train station	Kilburn	0.5 miles
University	Central Belsize Square	1.3 miles
University	Kennet West Skills Centre	1.9 miles
Hospital	The Portland Hospital	3.2 miles
Hospital	Sleep & Health Clinic	3.3 miles

Street-level crime

Category	Count
Anti-social behaviour	340
Violence and sexual offences	236
Other theft	91
Vehicle crime	90
Shoplifting	82
Burglary	59
Public order	55
Drugs	45
Robbery	27
Theft from the person	19
Bicycle theft	13
Other crime	7
Possession of weapons	4
Criminal damage and arson	1
Total incidents	1069

Within 1 mile during Jul 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
West Hampstead Primary School	Primary	0.2 miles	Good — 10 Sep 2012
Emmanuel Church of England Primary School	Primary	0.2 miles	Good — 11 Feb 2019
The Mulberry House School	Other	0.4 miles	— (No rating)
Hampstead School	Secondary	0.4 miles	Good — 15 Jun 2023
St Luke's Church of England School	Primary	0.4 miles	Good — 24 Jul 2013

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, Fortune Green Road, NW6	£2,800/mo	2	0.16 miles	OpenRent
2 Bed Flat, Weech Hall, NW6	£2,100/mo	2	0.23 miles	OpenRent
2 Bed Flat, Inglewood Road, NW6	£3,400/mo	2	0.32 miles	OpenRent
2 Bed Flat, Liddell Place, NW6	£3,900/mo	2	0.35 miles	OpenRent
2 Bed Flat, Minister Road, NW2	£2,600/mo	2	0.35 miles	OpenRent
2 Bed Flat, West Hampstead, NW2	£2,900/mo	2	0.37 miles	OpenRent

Average rent: £2,950/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £356,250

Target investor price (1%) £285,000

Gross yield 5.3%

Cost-to-rent ratio 19×

Monthly cashflow £-20/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.1%

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).