Sold Flat

FLAT 1

269 GOLDHURST TERRACE, LONDON, GREATER LONDON NW6 3EP

2 beds 47 m² Listed 4 Mar 2010 (-5994d)

£795,000

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# 2 bedroom apartment for sale (NW6 3EP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 269 GOLDHURST TERRACE, LONDON, GREATER LONDON NW6 3EP |
| Price | £795,000 |
| Bedrooms | 2 |
| Last sold | £390,000 Nov 2018 |

## Description

ACCOMMADATION COMPRISES:

Bedroom 1: 19'4 x 14'10

Bedroom 2: 14'8 x 10'11

Reception: 21'3 x 15'5

Kitchen: 11'4 x 10'3

## Property Photos

- ![Photo](/listings/photos/28820012/1642200)
- ![Photo](/listings/photos/28820012/1642201)
- ![Photo](/listings/photos/28820012/1642202)

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #16198914
- **Address:** 269 Goldhurst Terrace, LONDON, NW6 3EP
- **Certificate Issued:** 10/03/2024
- **Work Completed:** 30/11/2023
- **Items:** 3 window(s)

### FENSA Certificate #16694103
- **Address:** 269 Goldhurst Terrace, LONDON, NW6 3EP
- **Certificate Issued:** 02/03/2025
- **Work Completed:** 02/03/2023
- **Items:** 5 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 269 FLAT 1 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £390,000 | 02/11/2018 | 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 |
|---------|-------|------|------|
| 154 FLAT 3 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HP | £925,000 | 27/03/2025 | Flat |
| [Same street] 233 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £3,610,000 | 29/07/2024 | Semi-detached |
| [Same street] 219A GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £2,095,000 | 15/04/2024 | Flat |
| 4 GROUND FLOOR FLAT ABERDARE GARDENS, LONDON, CAMDEN, GREATER LONDON, NW6 3PY | £700,000 | 13/10/2023 | Flat |
| [Same street] 217 FLAT B GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £925,000 | 04/04/2023 | Flat |
| [Same street] 259 GROUND FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £1,400,000 | 09/01/2023 | Flat |
| 131 - 143 APARTMENT 3 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £659,600 | 07/12/2022 | Flat |
| 131 - 143 APARTMENT 33 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £485,000 | 02/12/2022 | Flat |
| 131 - 143 APARTMENT 16 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £640,000 | 30/11/2022 | Flat |
| 64 FLAT 4 PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE | £840,000 | 29/11/2022 | Flat |
| 131 - 143 APARTMENT 15 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £681,425 | 23/11/2022 | Flat |
| 131 - 143 APARTMENT 18 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £700,000 | 23/11/2022 | Flat |
| 131 - 143 APARTMENT 19 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £700,000 | 14/11/2022 | Flat |
| [Same street] 249 FLAT 5 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £865,000 | 11/11/2022 | Flat |
| 131 - 143 APARTMENT 20 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £670,000 | 10/11/2022 | Flat |
| 131 - 143 APARTMENT 26 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £700,825 | 04/11/2022 | Flat |
| [Same street] 241 FLAT B GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £1,110,000 | 03/11/2022 | Flat |
| 62C PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE | £827,500 | 03/11/2022 | Flat |
| 190 FLAT 2 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HN | £800,000 | 27/10/2022 | Flat |
| 58F PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE | £345,000 | 21/10/2022 | Flat |
| 17 SECOND FLOOR FLAT ABERDARE GARDENS, LONDON, CAMDEN, GREATER LONDON, NW6 3AJ | £930,000 | 20/10/2022 | Flat |
| 52G PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE | £520,000 | 20/10/2022 | Flat |
| 146 FLAT 3 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HP | £950,000 | 28/09/2022 | Flat |
| 131 - 143 APARTMENT 2 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £640,000 | 23/09/2022 | Flat |
| 131 - 143 APARTMENT 11 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £660,250 | 23/09/2022 | Flat |
| 131 - 143 APARTMENT 7 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £666,875 | 07/09/2022 | Flat |
| [Same street] 239 FIRST FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £900,000 | 08/03/2022 | Flat |
| [Same street] 243 FIRST FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £975,000 | 20/12/2021 | Flat |
| [Same street] 253 GROUND FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP | £2,135,000 | 06/12/2021 | Flat |

**Street average:** £1,557,222 (9 sales)
**Area average:** £702,074 (20 sales)

## Price vs local average

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

- **Local average:** £672,545 (174 Flat, NW6, 2024–2026)
- **Deviation:** +18.2%

## 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 Penthouse, Abbey Road, NW6 | £3,250/mo | 2 | 0.05 miles | OpenRent |
| 2 Bed Flat, West Hampstead London, NW6 | £2,500/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Greencroft Gardens, NW6 | £3,200/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Hillsborough Court, NW6 | £1,907/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Canfield Gardens, NW6 | £3,500/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Greville Road, NW6 | £3,299/mo | 2 | 0.34 miles | OpenRent |

**Average rent: £2,943/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £403,125
- **Target investor price (1%):** £322,500

*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 £3,225/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-253/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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:** -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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

47 m²

Last sold

£390,000 Nov 2018

Local average

£672,545 (+18.2%)

Deprivation

Decile 10 (31,837 of 33,755)

Street crime

1229 incidents within 1 mile (May 2026)

Key features

2 Bedrooms
Off street parking
High ceilings
Double reception room

Additional details

Parking: Yes

Description

Situated within this detached Victorian conversion is this superb second floor two double bedroom (1150 sq ft) apartment in the heart of South Hampstead. Further benefits include 21'3 reception room, off street parking and share of freehold.

ACCOMMADATION COMPRISES:

Bedroom 1: 19'4 x 14'10

Bedroom 2: 14'8 x 10'11

Reception: 21'3 x 15'5

Kitchen: 11'4 x 10'3

Listed by

London - Sales

John Barclay Estate & Management

Reference: 28820012

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16198914 Recent

Property Details

Street: 269 Goldhurst Terrace

Town: LONDON

Postcode: NW6 3EP

Installation Details

Items: 3 windows

Certificate Issued: 10/03/2024

Work Completed: 30/11/2023

This certificate data was retrieved from FENSA's database

FENSA Certificate #16694103 Recent

Property Details

Street: 269 Goldhurst Terrace

Town: LONDON

Postcode: NW6 3EP

Installation Details

Items: 5 doors

Certificate Issued: 02/03/2025

Work Completed: 02/03/2023

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	02/11/2018 (7 years ago)	£390,000	—

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
154 FLAT 3 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HP	£925,000	27/03/2025	Flat
Same street 233 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£3,610,000	29/07/2024	Semi-detached
Same street 219A GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£2,095,000	15/04/2024	Flat
4 GROUND FLOOR FLAT ABERDARE GARDENS, LONDON, CAMDEN, GREATER LONDON, NW6 3PY	£700,000	13/10/2023	Flat
Same street 217 FLAT B GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£925,000	04/04/2023	Flat
Same street 259 GROUND FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£1,400,000	09/01/2023	Flat
131 - 143 APARTMENT 3 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£659,600	07/12/2022	Flat
131 - 143 APARTMENT 33 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£485,000	02/12/2022	Flat
131 - 143 APARTMENT 16 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£640,000	30/11/2022	Flat
64 FLAT 4 PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE	£840,000	29/11/2022	Flat
131 - 143 APARTMENT 15 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£681,425	23/11/2022	Flat
131 - 143 APARTMENT 18 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£700,000	23/11/2022	Flat
131 - 143 APARTMENT 19 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£700,000	14/11/2022	Flat
Same street 249 FLAT 5 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£865,000	11/11/2022	Flat
131 - 143 APARTMENT 20 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£670,000	10/11/2022	Flat
131 - 143 APARTMENT 26 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£700,825	04/11/2022	Flat
Same street 241 FLAT B GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£1,110,000	03/11/2022	Flat
62C PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE	£827,500	03/11/2022	Flat
190 FLAT 2 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HN	£800,000	27/10/2022	Flat
58F PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE	£345,000	21/10/2022	Flat
17 SECOND FLOOR FLAT ABERDARE GARDENS, LONDON, CAMDEN, GREATER LONDON, NW6 3AJ	£930,000	20/10/2022	Flat
52G PRIORY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 3RE	£520,000	20/10/2022	Flat
146 FLAT 3 GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3HP	£950,000	28/09/2022	Flat
131 - 143 APARTMENT 2 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£640,000	23/09/2022	Flat
131 - 143 APARTMENT 11 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£660,250	23/09/2022	Flat
131 - 143 APARTMENT 7 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR	£666,875	07/09/2022	Flat
Same street 239 FIRST FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£900,000	08/03/2022	Flat
Same street 243 FIRST FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£975,000	20/12/2021	Flat
Same street 253 GROUND FLOOR FLAT GOLDHURST TERRACE, LONDON, CAMDEN, GREATER LONDON, NW6 3EP	£2,135,000	06/12/2021	Flat

Street average: £1,557,222 (9 sales)

Area average: £702,074 (20 sales)

Capital growth trend

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

5y growth -6.6%

10y growth 7.9%

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: SQUARE 2020 LIMITED (12442328)

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 3EP

Nearby

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

Type	Name	Distance
Bus stop	Belsize Road	0.1 miles
Bus stop	Abbey Road	0.1 miles
Shop	Sainsbury's Local	0.1 miles
Shop	Belsize Pharmacy	0.1 miles
Train station	Kilburn High Road	0.3 miles
Train station	South Hampstead	0.4 miles
University	Central Belsize Square	0.9 miles
University	Kennet West Skills Centre	1.2 miles
Hospital	The Portland Hospital	2.3 miles
Hospital	Sleep & Health Clinic	2.4 miles

Street-level crime

Category	Count
Anti-social behaviour	347
Violence and sexual offences	239
Shoplifting	157
Other theft	122
Vehicle crime	64
Public order	62
Theft from the person	62
Burglary	58
Drugs	40
Robbery	38
Bicycle theft	20
Other crime	9
Possession of weapons	7
Criminal damage and arson	4
Total incidents	1229

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
St Mary's Kilburn Church of England Primary School	Primary	0.3 miles	Outstanding — 5 Oct 2023
St Eugene de Mazenod Roman Catholic Primary School	Primary	0.3 miles	Outstanding — 26 Nov 2023
Broadhurst School	Other	0.4 miles	— (No rating)
Kilburn Grange School	Primary	0.4 miles	Good — 30 Jul 2018
Kingsgate Primary School	Primary	0.5 miles	Outstanding — 11 Dec 2023

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 Penthouse, Abbey Road, NW6	£3,250/mo	2	0.05 miles	OpenRent
2 Bed Flat, West Hampstead London, NW6	£2,500/mo	2	0.16 miles	OpenRent
2 Bed Flat, Greencroft Gardens, NW6	£3,200/mo	2	0.18 miles	OpenRent
2 Bed Flat, Hillsborough Court, NW6	£1,907/mo	2	0.25 miles	OpenRent
2 Bed Flat, Canfield Gardens, NW6	£3,500/mo	2	0.27 miles	OpenRent
2 Bed Flat, Greville Road, NW6	£3,299/mo	2	0.34 miles	OpenRent

Average rent: £2,943/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £403,125

Target investor price (1%) £322,500

Gross yield 4.9%

Cost-to-rent ratio 20.5×

Monthly cashflow £-253/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.3%

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).