# 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

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

## 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 18 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £700,000 | 23/11/2022 | Flat |
| 131 - 143 APARTMENT 15 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £681,425 | 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 11 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £660,250 | 23/09/2022 | Flat |
| 131 - 143 APARTMENT 2 BELSIZE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4BR | £640,000 | 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:** 8.3%

## 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)