Sold STC Flat

106 WINDMILL DRIVE

LONDON, GREATER LONDON NW2 1US

1 beds 1 baths 44 m² Listed 20 Aug 2024 (-664d)

£275,000

Reduced on 18 Sep 2024

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# 1 bedroom flat for sale (NW2 1US)

## Property Details

| Key | Value |
|-----|-------|
| Address | 106 WINDMILL DRIVE, LONDON, GREATER LONDON NW2 1US |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £267,500 Apr 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/03/2033
- **Current heating cost:** £313/year
- **Est. upgrade cost to C:** £1,023

### Recommendations
- C (£15 - £30)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2396-0020-9207-2327-0200)

## Description

A beautiful 486 sq ft one double bedroom first floor flat for sale, forming part of an attractive modern development with off street parking, located moments from the Cricklewood Thameslink.

## Property Photos

- ![Photo](/listings/photos/151538552/646492)
- ![Photo](/listings/photos/151538552/646493)
- ![Photo](/listings/photos/151538552/646494)
- ![Photo](/listings/photos/151538552/646495)
- ![Photo](/listings/photos/151538552/646496)
- ![Photo](/listings/photos/151538552/646497)
- ![Photo](/listings/photos/151538552/646500)

## Floorplans

- ![Floorplan 1](/listings/photos/151538552/646502) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/151538552/646503) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16997838
- **Address:** 106 Windmill Drive, LONDON, NW2 1US
- **Certificate Issued:** 12/10/2025
- **Work Completed:** 14/07/2025
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 106 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £267,500 | 04/04/2025 | 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 |
|---------|-------|------|------|
| 118 DRAYCOTT CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UW | £280,000 | 20/11/2023 | Flat |
| [Same street] 44 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £290,000 | 18/05/2023 | Flat |
| [Same street] 120 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £295,000 | 10/05/2023 | Flat |
| 70 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £345,000 | 16/02/2023 | Flat |
| HURCOTT COURT, 30 FLAT 6 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX | £345,000 | 12/01/2023 | Flat |
| 37 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP | £550,000 | 19/12/2022 | Flat |
| 39 GROUND FLOOR FLAT SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RJ | £580,000 | 30/09/2022 | Flat |
| 1 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £361,500 | 07/09/2022 | Flat |
| 17 FLAT 2 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP | £587,000 | 21/08/2022 | Flat |
| 71 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £385,000 | 18/08/2022 | Flat |
| 61 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £315,000 | 05/08/2022 | Flat |
| [Same street] 96 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £300,000 | 13/07/2022 | Flat |
| [Same street] 80 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £260,000 | 08/07/2022 | Flat |
| 58 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £370,000 | 05/07/2022 | Flat |
| 30 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £385,000 | 28/06/2022 | Flat |
| 69 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £235,000 | 16/06/2022 | Flat |
| 55 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £346,500 | 22/03/2022 | Flat |
| CRANMORE COURT, 28 FLAT 4 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX | £390,000 | 01/02/2022 | Flat |
| 16 KINGWESTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UU | £336,000 | 27/01/2022 | Flat |
| 39 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £295,000 | 05/11/2021 | Flat |
| 8 ELSINORE GARDENS, LONDON, BARNET, GREATER LONDON, NW2 1SS | £225,000 | 20/09/2021 | Flat |
| 32 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £240,000 | 30/06/2021 | Flat |
| 30 GROUND FLOOR FLAT CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RS | £499,995 | 29/06/2021 | Flat |
| 60 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £310,000 | 29/06/2021 | Flat |

**Street average:** £286,250 (4 sales)
**Area average:** £369,050 (20 sales)

## Price vs local average

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

- **Local average:** £501,174 (128 Flat, NW2, 2024–2026)
- **Deviation:** -45.1%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,436/mo

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £241,375
- **Target investor price (1%):** £193,100

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,250/m²

## Capital growth trend

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

- **5y growth:** 6.2%
- **10y growth:** -0.3%

## House Price Index (HM Land Registry)

*Official index for Barnet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -4.5%
- **10y growth (index):** -0.2%

## 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

LEASEHOLD

Floor area

44 m²

EPC rating

Last sold

£267,500 Apr 2025

Price per m²

£6,250/m²

Local average

£501,174 (-45.1%)

Deprivation

Decile 3 (8,092 of 33,755)

Street crime

640 incidents within 1 mile (Apr 2026)

Key features

One double bedroom
First floor
Off street parking
Good condition
165 years lease
Plentiful storage
Close to amenities
EPC rating: C

Additional details

Parking: Yes

Description

A beautiful 486 sq ft one double bedroom first floor flat for sale, forming part of an attractive modern development with off street parking, located moments from the Cricklewood Thameslink.

Listed by

West Hampstead

The Lomond Group

Reference: 151538552

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 21/03/2023

Expiry date: 20/03/2033

Current heating cost: £313/year

Potential heating cost: £239/year

Est. upgrade cost to C: £1,023

Recommendations

Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16997838 Recent

Property Details

Street: 106 Windmill Drive

Town: LONDON

Postcode: NW2 1US

Installation Details

Items: 5 windows

Certificate Issued: 12/10/2025

Work Completed: 14/07/2025

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	04/04/2025 (1 year ago)	£267,500	—

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
118 DRAYCOTT CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UW	£280,000	20/11/2023	Flat
Same street 44 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US	£290,000	18/05/2023	Flat
Same street 120 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US	£295,000	10/05/2023	Flat
70 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ	£345,000	16/02/2023	Flat
HURCOTT COURT, 30 FLAT 6 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX	£345,000	12/01/2023	Flat
37 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP	£550,000	19/12/2022	Flat
39 GROUND FLOOR FLAT SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RJ	£580,000	30/09/2022	Flat
1 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR	£361,500	07/09/2022	Flat
17 FLAT 2 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP	£587,000	21/08/2022	Flat
71 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ	£385,000	18/08/2022	Flat
61 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ	£315,000	05/08/2022	Flat
Same street 96 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US	£300,000	13/07/2022	Flat
Same street 80 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US	£260,000	08/07/2022	Flat
58 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ	£370,000	05/07/2022	Flat
30 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP	£385,000	28/06/2022	Flat
69 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR	£235,000	16/06/2022	Flat
55 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR	£346,500	22/03/2022	Flat
CRANMORE COURT, 28 FLAT 4 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX	£390,000	01/02/2022	Flat
16 KINGWESTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UU	£336,000	27/01/2022	Flat
39 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP	£295,000	05/11/2021	Flat
8 ELSINORE GARDENS, LONDON, BARNET, GREATER LONDON, NW2 1SS	£225,000	20/09/2021	Flat
32 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP	£240,000	30/06/2021	Flat
30 GROUND FLOOR FLAT CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RS	£499,995	29/06/2021	Flat
60 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ	£310,000	29/06/2021	Flat

Street average: £286,250 (4 sales)

Area average: £369,050 (20 sales)

Capital growth trend

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

5y growth 6.2%

10y growth -0.3%

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

1y (index) -6.5%

5y (index) -4.5%

10y (index) -0.2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: FREEHOLD MANAGERS (NOMINEES) LIMITED (02686761)

Rental Range

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

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW2 1US

Nearby

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

Type	Name	Distance
Bus stop	Dersingham Road	0.2 miles
Shop	Co-op Food	0.2 miles
Shop	Savoy	0.2 miles
Train station	Cricklewood	0.3 miles
Train station	Brent Cross West	0.8 miles
University	Central Belsize Square	2.0 miles
University	Kennet West Skills Centre	2.6 miles
Hospital	The Portland Hospital	4.0 miles
Hospital	Sleep & Health Clinic	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	178
Anti-social behaviour	143
Vehicle crime	60
Other theft	58
Public order	47
Shoplifting	47
Burglary	31
Theft from the person	19
Drugs	18
Criminal damage and arson	17
Robbery	9
Other crime	7
Possession of weapons	4
Bicycle theft	2
Total incidents	640

Within 1 mile during Apr 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
Childs Hill Primary School	Primary	0.1 miles	Good — 22 Feb 2016
St Agnes' Catholic Primary School	Primary	0.2 miles	Outstanding — 13 Nov 2019
Claremont Primary School	Primary	0.4 miles	Good — 6 Feb 2019
All Saints' CofE Primary School NW2	Primary	0.4 miles	Good — 1 Jul 2019
Hampstead School	Secondary	0.5 miles	Good — 15 Jun 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.7%

Max investor price (0.8%) £241,375

Target investor price (1%) £193,100

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).